(a) Notice of Review and supporting documents (Pages 9-142)

Perth and Kinross Council · 28 September 2026
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4(i)(a) 
LRB-2026-19 
LRB-2026-19 - 25/00534/FLL - Change of use and
alterations from office/commercial (Class 1A) to two
residential flats, The Royal Bank of Scotland, 8 The
Square, Aberfeldy, PH15 2DD 
Papers Submitted
by the
Applicant

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No embedded text on this page.

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Page 1 of 5
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 100706667-013
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.
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
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
Gray Planning & Development Ltd
Neil
Gray
Admiralty Park
AYE House
KY11 2YW
UK
Dunfermline
Rosyth

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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: *
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
THE ROYAL BANK OF SCOTLAND
Perth and Kinross Council
8 THE SQUARE
Greenburnfield
2
ABERFELDY
PH15 2DD
KY13 9XT
United Kingdom
749064
Milnathort
285629
New RoadAlligin Properties Ltd

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Description of Proposal
Please provide a description of your proposal to which your review relates. The description should be the same as given in the
application form, or as amended with the agreement of the planning authority: *
(Max 500 characters)
Type of Application
What type of application did you submit to the planning authority? *
 Application for planning permission (including householder application but excluding application to work minerals).
 Application for planning permission in principle.
 Further application.
 Application for approval of matters specified in conditions.
What does your review relate to? *
 Refusal Notice.
 Grant of permission with Conditions imposed.
 No decision reached within the prescribed period (two months after validation date or any agreed extension) – deemed refusal.
Statement of reasons for seeking review
You must state in full, why you are a seeking a review of the planning authority’s decision (or failure to make a decision). Your statement
must set out all matters you consider require to be taken into account in determining your review. If necessary this can be provided as a
separate document in the ‘Supporting Documents’ section: * (Max 500 characters)
Note: you are unlikely to have a further opportunity to add to your statement of appeal at a later date, so it is essential that you produce
all of the information you want the decision-maker to take into account.
You should not however raise any new matter which was not before the planning authority at the time it decided your application (or at
the time expiry of the period of determination), unless you can demonstrate that the new matter could not have been raised before that
time or that it not being raised before that time is a consequence of exceptional circumstances.
Have you raised any matters which were not before the appointed officer at the time the  Yes  No
Determination on your application was made? *
If yes, you should explain in the box below, why you are raising the new matter, why it was not raised with the appointed officer before
your application was determined and why you consider it should be considered in your review: * (Max 500 characters)
Change of Use and alterations from office/commercial (Class 1A) to two residential flats
Please refer to submitted Grounds of Appeal Statement

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Please provide a list of all supporting documents, materials and evidence which you wish to submit with your notice of review and intend
to rely on in support of your review. You can attach these documents electronically later in the process: * (Max 500 characters)
Application Details
Please provide the application reference no. given to you by your planning
authority for your previous application.
What date was the application submitted to the planning authority? *
What date was the decision issued by the planning authority? *
Review Procedure
The Local Review Body will decide on the procedure to be used to determine your review and may at any time during the review
process require that further information or representations be made to enable them to determine the review. Further information may be
required by one or a combination of procedures, such as: written submissions; the holding of one or more hearing sessions and/or
inspecting the land which is the subject of the review case.
Can this review continue to a conclusion, in your opinion, based on a review of the relevant information provided by yourself and other
parties only, without any further procedures? For example, written submission, hearing session, site inspection. *
 Yes  No
Please indicate what procedure (or combination of procedures) you think is most appropriate for the handling of your review. You may
select more than one option if you wish the review to be a combination of procedures.
Please select a further procedure *
Please explain in detail in your own words why this further procedure is required and the matters set out in your statement of appeal it
will deal with? (Max 500 characters)
In the event that the Local Review Body appointed to consider your application decides to inspect the site, in your opinion:
Can the site be clearly seen from a road or public land? *  Yes  No
Is it possible for the site to be accessed safely and without barriers to entry? *  Yes  No
Please refer to submitted List of Documents for appeal
25/00534/FLL
27/04/2026
By means of inspection of the land to which the review relates
11/04/2025
Site inspection required because reason for refusal alleges the proposal would be detrimental to the character, vitality and viability
of the Town Centre - the property in its Town Centre context must be viewed, as will other visible examples of change of use in
town centre settings, and impact of change to The Square such as removal of parking has impacted on the function and purpose
of the former Bank's street frontage.

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Checklist – Application for Notice of Review
Please complete the following checklist to make sure you have provided all the necessary information in support of your appeal. Failure
to submit all this information may result in your appeal being deemed invalid.
Have you provided the name and address of the applicant?. *  Yes  No
Have you provided the date and reference number of the application which is the subject of this  Yes  No
review? *
If you are the agent, acting on behalf of the applicant, have you provided details of your name  Yes  No  N/A
and address and indicated whether any notice or correspondence required in connection with the
review should be sent to you or the applicant? *
Have you provided a statement setting out your reasons for requiring a review and by what  Yes  No
procedure (or combination of procedures) you wish the review to be conducted? *
Note: You must state, in full, why you are seeking a review on your application. Your statement must set out all matters you consider
require to be taken into account in determining your review. You may not have a further opportunity to add to your statement of review
at a later date. It is therefore essential that you submit with your notice of review, all necessary information and evidence that you rely
on and wish the Local Review Body to consider as part of your review.
Please attach a copy of all documents, material and evidence which you intend to rely on  Yes  No
(e.g. plans and Drawings) which are now the subject of this review *
Note: Where the review relates to a further application e.g. renewal of planning permission or modification, variation or removal of a
planning condition or where it relates to an application for approval of matters specified in conditions, it is advisable to provide the
application reference number, approved plans and decision notice (if any) from the earlier consent.
Declare – Notice of Review
I/We the applicant/agent certify that this is an application for review on the grounds stated.
Declaration Name: Mr Neil Gray
Declaration Date: 15/07/2026

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ALLIGIN PROPERTIES LTD
GROUNDS FOR REVIEW STATEMENT
NOTICE OF REVIEW: LOCAL REVIEW BODY
Review under Section 43A of the Town and Country Planning (Scotland) Act 1997
PLANNING APPLICATION REFERENCE: 25/00534/FLL
THE ROYAL BANK OF SCOTLAND, 8 THE SQUARE, ABERFELDY, PH15 2DD
CHANGE OF USE AND ALTERATIONS FROM OFFICE/COMMERCIAL (CLASS 1A) TO TWO
RESIDENTIAL FLATS 
Front (east) elevation of 8 The Square, Aberfeldy – the former Royal Bank of Scotland (source:
Design and Access Statement, GP04)
July 2026
Our Ref: 2024_36

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GROUNDS FOR REVIEW STATEMENT 8 The Square, Aberfeldy – 25/00534/FLL
Alligin Properties Ltd 2
CONTENTS
1 INTRODUCTION
2 GROUNDS FOR REVIEW
3 CONCLUSIONS
LIST OF DOCUMENTS
All documents referred to in this Grounds for Review Statement are submitted with the Notice of
Review according to the accompanying documents list:
• GP01 – Decision Notice, application 25/00534/FLL, dated 27th April 2026
• GP02 – Report of Handling (Delegated Report), dated 27th April 2026
• GP03 – Planning Statement, Gray Planning & Development Ltd, April 2025
• GP04 – Design and Access Statement (Rev A), Neil Dall Architect Ltd, 11th April 2026
• GP05 – GVA (An Apleona Company) letter confirming branch closure, dated 5th December 2017
• GP06 – J & E Shepherd Chartered Surveyors marketing confirmation letter, dated 23rd June
2026
• GP07 – Report of Handling (Delegated Report), Perth and Kinross Council application
24/01824/FLL, former Labour Club, 11 Barossa Street, Perth, dated 19th February 2025
• GP08 – Report of Handling (Delegated Report), Perth and Kinross Council application
23/01481/FLL, 7–9 South Street, Perth, dated 30th November 2023
Whilst it is assumed Perth and Kinross Council (PKC) will provide full documents relating to the
planning application file, the appellant has included the core documents above for ease of reference
by the Local Review Body. National Planning Framework 4 (NPF4) and the adopted Perth and
Kinross Local Development Plan 2 (2019) (LDP2) are publicly available Council and Scottish
Government publications.

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GROUNDS FOR REVIEW STATEMENT 8 The Square, Aberfeldy – 25/00534/FLL
Alligin Properties Ltd 3
1  INTRODUCTION
THE PROPOSED DEVELOPMENT AND REASONS FOR REFUSAL
1.1 This Grounds for Review Statement covers the appellant's case for the full planning
application (reference 25/00534/FLL) for Change of Use and alterations from
office/commercial (Class 1A) to two residential flats at The Royal Bank of Scotland, 8 The
Square, Aberfeldy, PH15 2DD. The application was refused under delegated powers by
an appointed officer of Perth and Kinross Council. This Notice of Review is therefore made
to the Council's Local Review Body under Section 43A of the Town and Country Planning
(Scotland) Act 1997, within three months of the date of the Decision Notice.
1.2 The planning application was registered on 7th May 2025. The Decision Notice refusing
planning permission was issued on 27th April 2026 (document GP01), following the
appointed officer's assessment set out in the Report of Handling of the same date
(document GP02). Perth and Kinross Council's two reasons for refusal of planning
permission are:
“1. Insufficient supporting evidence has been provided to demonstrate beyond
doubt, that there is no commercial demand or interest in this Class 1A unit, or to
verify that the subjects have been continuously or actively marketed in a
proactive, extensive, diverse or inclusive manner, in order to reach a wide range
of prospective users, or alternative viable uses appropriate to the Town Centre
location.
The proposed change of use is therefore unsupportable at this time as it fails to
meet the terms of NPF4 Policy 27: City, Town, Local and Commercial Centres as
well as Policy 10: City, Town and Neighbourhood Centres of LDP2.
2. Insufficient supporting evidence has been provided to demonstrate that the
use proposed would not be detrimental to the character, vitality and viability of
the Town Centre.
The development is therefore not in accordance with the terms of NPF4 Policy
27: City, Town, Local and Commercial Centres as well as Policy 10: City, Town
and Neighbourhood Centres of LDP2.”
1.3 This Grounds for Review Statement addresses these reasons for refusal, with supporting
evidence and justification to explain why the appellant is respectfully seeking a review of
the delegated decision and why, instead, planning permission should be granted.
1.4            The proposal would bring the vacant ground floor of a prominent Category B Listed
Building in the Aberfeldy Conservation Area back into permanent, productive use as two
high-quality flats: one one-bedroom flat and one two-bedroom flat, the latter with level
wheelchair access from The Square. The unit was purpose built as a bank in 1885; the
Royal Bank of Scotland branch ceased trading in June 2018; and the ground floor has
remained substantially vacant ever since, despite sustained marketing by the NatWest
Group's agents and, latterly, by J & E Shepherd Chartered Surveyors on the appellant's
behalf over a combined period of 8 years as continues.

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GROUNDS FOR REVIEW STATEMENT 8 The Square, Aberfeldy – 25/00534/FLL
Alligin Properties Ltd 4 
Location plan extract (Neil Dall Architect, GP04) – application site outlined in red; adjacent property
in the appellant's ownership outlined in blue (not to scale)
1.5 It is significant that both reasons for refusal are expressed as complaints about the
sufficiency of evidence, rather than findings of demonstrable planning harm. No consultee
objected to the proposal. The Report of Handling (GP02) records: Transportation and
Development – no objections; Structures and Flooding – no objections (informative only);
Scottish Water – no objections; Developer Contributions Officer – none payable; and the
Council's Conservation Team – content to conditionally support the revised drawings. Only
one representation was received. The related Listed Building Consent (25/00533/LBC) for
the physical alterations was granted on 22nd April 2026, five days before the planning
refusal, confirming that the works comply with LDP2 Policy 27A and NPF4 Policy 7.
1.6 The review should therefore focus on the two actual reasons for refusal, both of which
concern the same pair of policies (NPF4 Policy 27 and LDP2 Policy 10) and substantially
the same subject matter, and on the correct application of the statutory development plan
to the evidence now before the Local Review Body.
APPELLANT'S APPROACH TO THE APPLICATION AND OUTLINE REVIEW CASE
1.7 The appellant engaged constructively with Perth and Kinross Council throughout. To
summarise the process and timeline:
• March 2024: Pre-application enquiry (reference 24/00042/PREAPL). The Council's planning
officer highlighted the town centre location, the historical significance of the building and its
prominent position in The Square, and advised that a change of use from a commercial use to
residential would need to be justified in terms of town centre vitality. The applicant's submission
was prepared directly in response to that advice.
• Design development was undertaken with Perth and Kinross Council Building Standards,
including a pre-warrant enquiry, opening-up works to establish existing fabric construction,
consultation of Historic Environment Scotland Technical Paper 24, and a supportive site meeting

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GROUNDS FOR REVIEW STATEMENT 8 The Square, Aberfeldy – 25/00534/FLL
Alligin Properties Ltd 5
with Building Standards surveyors in October 2024 (see the Design and Access Statement,
GP04).
• May 2025: Submission and validation of the planning application and the related Listed Building
Consent application, supported by a Planning Statement (GP03) and Design and Access
Statement (GP04).
• During determination: the application was varied under Section 32A of the Town and Country
Planning (Scotland) Act 1997, incorporating changes to the submitted layout, elevations and
supporting statements, in direct response to the Conservation Team's comments and to retain
as much of the historic fabric of the building as possible. The determination date was extended
by agreement to 30th April 2026.
• 22nd April 2026: Listed Building Consent 25/00533/LBC granted conditionally, the Report of
Handling recording that the proposed works comply with LDP2 Policy 27A and NPF4 Policy 7.
• January 2026 onwards: instruction of J & E Shepherd Chartered Surveyors to market the
premises fully, locally and nationally (confirmed in document GP06).
1.8 The foregoing demonstrates the applicant's willingness to work with the Council's
planning, conservation and building standards officers to reach a final proposal which
resolved all technical and heritage matters. The sole remaining area of dispute is the town
centre change of use test under NPF4 Policy 27 and LDP2 Policy 10.
1.9 The appellant's case is that planning permission should be granted for the following
reasons:
• There is compelling, documented evidence that there is no commercial demand for this Class
1A unit: the branch closed in June 2018 (GP05); the NatWest Group's appointed agents
marketed the property for commercial use over a four-year period without success; the
previous tenant actively tried to dispose of its leasehold interest for a significant period without
any serious interest; and a full local and national marketing campaign by J & E Shepherd from
January 2026 generated only three viewings, none of which progressed, with the agents
confirming they are unaware of any occupier who would consider leasing the property (GP06).
This is a period of sustained marketing 2018 through to present 2026 of eight years.
• The first reason for refusal applies an evidential standard – proof “beyond doubt” – which
appears nowhere in NPF4 Policy 27 or LDP2 Policy 10 and is not the correct planning test. The
policy test is that the matters be “demonstrated”; on any reasonable reading of the evidence,
they have been.
• The second reason for refusal is not supported by any identified harm. The continued vacancy
of the unit is itself the principal source of harm to the character, vitality and viability of the town
centre: an inactive, dead frontage on the town's principal civic space. Two occupied homes
would restore activity, footfall, expenditure and natural surveillance, complementing the four flats
above (approved under 12/00255/FLL and implemented) and other examples of ground floor
residential use within The Square.
• The proposal satisfies each of the NPF4 Policy 27 criteria for residential use at ground floor within
a town centre: an attractive and appropriate frontage is retained and enhanced (including
reinstatement of a traditional timber entrance door in place of the redundant ATM panel); the

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GROUNDS FOR REVIEW STATEMENT 8 The Square, Aberfeldy – 25/00534/FLL
Alligin Properties Ltd 6
vitality and viability of the centre is not adversely affected; and the proposal would not result in
an undesirable concentration of uses or dead frontages – rather, it would remove one.
• The proposal attracts positive support from NPF4 Policy 7 (Historic Assets and Places), Policy 9
(Brownfield, Vacant and Derelict Land and Empty Buildings), Policy 14 (Design, Quality and
Place), Policy 15 (Local Living and 20 Minute Neighbourhoods) and Policy 16 (Quality Homes),
and from LDP2 Policies 1A/1B, 27A and 28A. Listed Building Consent has been granted.
• The Council has itself approved directly comparable ground floor changes of use to residential
in conservation area and listed building contexts since NPF4 came into force: 24/01824/FLL
(former Labour Club, Barossa Street, Perth) and 23/01481/FLL (7–9 South Street, Perth). In the
latter, the Council's own Report of Handling (GP07) found in terms that vacancy since 2017, with
marketing information contained within the applicant's supporting statement, demonstrated the
absence of commercial demand and satisfied NPF4 Policy 27 and LDP2 Policy 10 – the very
policies cited in both reasons for refusal here. Consistency of decision-making is a material
consideration. These precedent decisions, their Reports of Handling (documents GP07 and
GP08), and the principles they establish about ground floor residential use as a viable response
to long-term town centre vacancy, are examined in detail at Ground 6 in Section 2.
• The Report of Handling contains errors which undermine confidence in the assessment,
including its conclusion that the proposal would fail to contribute to the vitality and viability of
“Pitlochry Town Centre” – the wrong town – and its paraphrase of LDP2 Policy 10 in terms
materially stricter than the adopted policy wording.
PROPOSED PROCEDURE TO BE FOLLOWED IN DECIDING THE REVIEW
1.10 The appellant requests that the review is conducted on the basis of the papers before the
Local Review Body, supported by a site inspection. The issues between the parties are
narrow, are matters of planning judgement and policy application, and are fully
documented in the application file, the Report of Handling and the documents
accompanying this Notice of Review.
1.11          A site inspection is nevertheless considered essential for the following reasons:
• The second reason for refusal alleges that the proposed use would be detrimental to the
character, vitality and viability of the Town Centre. That is inherently a matter which requires the
property to be viewed in its town centre context. Members will be able to observe the current
condition of the frontage, the extent and prominence of the vacant unit, and the effect that a
long-term, inactive ground floor has on the character and vibrancy of The Square.
• Other visible examples of ground floor residential use in town centre settings, including within
The Square itself, can be observed and verified. These demonstrate that ground floor residential
use is an established and compatible component of the mixed-use character of Aberfeldy town
centre, contrary to the impression given in the Report of Handling.
• The impact of changes to The Square, including the removal of parking, on the function and
purpose of the former bank's street frontage can be understood on site. The commercial context
in which the building operated as a bank has materially changed: the reconfiguration of the public
realm has altered how the frontage is approached and used, which bears directly on the realistic
prospects of securing a conventional retail or commercial occupier for a unit whose heavy,

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GROUNDS FOR REVIEW STATEMENT 8 The Square, Aberfeldy – 25/00534/FLL
Alligin Properties Ltd 7
purpose-built banking frontage and internal layout are, in the marketing agent's professional
judgement, not conducive to retail use (GP06).
• The relationship of the unit to the flats above (in the same ownership), to neighbouring
commercial and residential uses, to the pedestrianised hard landscaping of The Square, and to
nearby public parking and bus stops, can all be verified against the submitted plans and
statements.
1.12 The following specific matters, arising from the reasons for refusal, can be checked,
observed and verified by Members at a site inspection: the character and mix of uses
within The Square and the wider town centre; the location, prominence and current
inactive state of the application unit; the existing access ramp providing level access to
proposed Flat 1; the former ATM panel to be replaced by a reinstated traditional entrance
door; and the position of other ground floor residential properties within the town centre.
1.13 The remaining sections of this Grounds for Review Statement are: Section 2, which sets
out the Grounds for Review responding to the Council's reasons for refusal; and Section
3, which sets out conclusions.

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GROUNDS FOR REVIEW STATEMENT 8 The Square, Aberfeldy – 25/00534/FLL
Alligin Properties Ltd 8
2 GROUNDS FOR REVIEW
In summary, the appellant’s case is that the refusal turns on an evidential concern
rather than any identified planning harm. The evidence now before the Local Review
Body demonstrates sustained vacancy, extensive unsuccessful marketing, heritage
acceptability, and positive support from the development plan for the active reuse
of a vacant listed building. On that basis, the appellant respectfully submits that the
reasons for refusal are not sustained and that planning permission should be
granted, subject to appropriate conditions.
The further information in Appeal Document GP06 (J&E Shepherd Agents letter
about marketing through January to present 2026) read alongside GP05 (GVA
letter about initial closure of bank in 2018) and the appellants further evidence in
the Planning Statement about ongoing marketing in the period 2021 through 2025
provides clear evidence that there has been a sustained effort to market the
property, with no offers over a period of eight years to date. Continued vacancy of
the property will have a negative impact on the town centre.
THE COUNCIL'S DECISION
2.1 The application was refused under delegated powers on 27th April 2026 for the two
reasons quoted at paragraph 1.2 above. Both reasons cite the same two policies: NPF4
Policy 27 (City, Town, Local and Commercial Centres) and LDP2 Policy 10 (City, Town
and Neighbourhood Centres). Both are framed as complaints that “insufficient supporting
evidence has been provided”.
2.2 The two reasons for refusal substantially overlap. Under LDP2 Policy 10, a change of use
away from preferred ground floor town centre uses is discouraged unless two linked
matters are demonstrated: first, that the proposal would not be detrimental to the
character, vitality and viability of the centre; and second, that there is no commercial
demand for the existing use. The first reason for refusal addresses the second matter; the
second reason addresses the first. They are therefore two expressions of a single policy
test and should be considered together, on the totality of the evidence.
2.3 Notably, neither reason for refusal identifies any positive finding of harm. The Report of
Handling (GP02) records no consultation objections, a single third-party representation,
no residential amenity concerns of significance, no transport, flooding, drainage, heritage,
landscape or biodiversity issues, and confirms that the associated Listed Building Consent
had already been granted. The dispute is confined to whether the evidential requirements
of NPF4 Policy 27 and LDP2 Policy 10 have been met. The appellant's case is that they
have, and that the officer applied an incorrect and unreasonably elevated evidential
standard in concluding otherwise.

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GROUNDS FOR REVIEW STATEMENT 8 The Square, Aberfeldy – 25/00534/FLL
Alligin Properties Ltd 9
DEVELOPMENT PLAN CONTEXT
2.4 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 (adopted 13th
February 2023) and the Perth and Kinross Local Development Plan 2 (adopted November
2019), together with statutory supplementary guidance. In addition, Section 64(1) of the
Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997 requires special
attention to be paid to the desirability of preserving or enhancing the character or
appearance of the Aberfeldy Conservation Area.
2.5 LDP2 Policy 10 states, in respect of ground floor uses in defined centres, that changes of
use away from the preferred uses “will be discouraged unless it can be demonstrated that
the proposal would not be detrimental to the character, vitality and viability of the centre
and it can be demonstrated that there is no commercial demand for the existing use”. The
operative verb is “demonstrated”. The policy does not require proof “beyond doubt”, nor
continuous marketing in perpetuity, nor the exhaustion of every theoretical alternative use.
2.6 NPF4 Policy 27 supports development proposals that enhance and improve the vitality
and viability of city, town and local centres, including proposals that increase the mix of
uses (Policy 27(a)). In relation to vacant buildings, it supports change of use where it can
be demonstrated that the existing use is no longer viable and the proposed use adds to
the viability and vitality of the area. In relation to residential use at ground floor level within
centres, proposals will be supported where they: retain an attractive and appropriate
frontage; do not adversely affect the vitality and viability of a shopping area or the wider
centre; and do not result in an undesirable concentration of uses or “dead frontages”.
2.7 The appellant's position is that the proposal complies with both policies when the correct
tests are applied to the evidence, and that it additionally attracts positive and specific
support from NPF4 Policies 7, 9, 14, 15 and 16 and LDP2 Policies 1A/1B, 27A and 28A,
as set out in the Planning Statement (GP03) and below.
GROUND 1: THERE IS NO COMMERCIAL DEMAND FOR THE EXISTING USE, AND THE UNIT
HAS BEEN ACTIVELY AND EXTENSIVELY MARKETED
2.8 The first reason for refusal asserts that insufficient evidence has been provided to
demonstrate that there is no commercial demand or interest in the unit, or to verify
continuous and active marketing. The documented history of the property refutes this.
The Marketing and Vacancy Chronology
2.9 The property was purpose built in 1885 as a bank, and operated as such for over 130
years. By letter dated 5th December 2017 (document GP05), GVA, acting for the Royal
Bank of Scotland, formally notified the appellant (as landlord) that the branch would close
on 7th June 2018. The branch duly closed. This closure formed part of the well-
documented national contraction of the physical bank branch network, a structural market
change affecting town centres across Scotland which is beyond the control of any
landlord.

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GROUNDS FOR REVIEW STATEMENT 8 The Square, Aberfeldy – 25/00534/FLL
Alligin Properties Ltd 10
2.10 Following closure, the NatWest Group remained bound by its ongoing lease obligations
and appointed agents to market the commercial property for a sub-tenant. As recorded in
the Planning Statement (GP03, paragraphs 3.10 to 3.12 and 4.11), that marketing
extended over a four-year period. Apart from a brief occupation by Claims Solutions
(which itself ceased after a short period of operation), it generated no sustained
commercial interest, and the unit has remained vacant.
2.11 In addition, the previous tenant actively tried to dispose of its leasehold interest for a
significant period. As confirmed by J & E Shepherd Chartered Surveyors (document
GP06), no serious interest was generated and no requests to sub-let or assign the lease
were received. This is direct market evidence: a covenanted tenant with a continuing
rental liability has every commercial incentive to find an assignee or sub-tenant, and could
not.
2.12 From January 2026, the appellant instructed J & E Shepherd Chartered Surveyors, a long-
established RICS-regulated firm, to market the premises fully. Their letter of 23rd June
2026 (GP06) confirms that the property “has been fully marketed since January 2026”,
and that marketing has included: preparation of property details circulated both locally
and nationally; inclusion of the property details on the firm's own website as well as other
commercial property websites; and an agency board on the front of the property.
This directly answers the terms of the first reason for refusal: the marketing has been
proactive (agent-led, with prepared particulars), extensive (local and national circulation),
diverse (multiple channels: print particulars, several websites, and on-site board) and
inclusive (open to the full range of commercial occupiers and uses, not confined to
banking).
2.13 The outcome of that campaign is equally instructive. Enquiry levels were extremely limited.
Three viewings were arranged; none of the interested parties wished to progress, as the
property was not suitable for their requirements. Critically, the agents' professional
conclusion is that “the heavy frontage and internal layouts are not conducive to retail use
and at present we are unaware of any occupiers who would consider leasing the
property”.
The Evidence Demonstrates the Policy Test is Met
2.14 Taken together, the evidence comprises: (i) closure of the purpose-designed banking use
in 2018 as part of a structural national market change; (ii) approximately four years of
marketing by the NatWest Group's agents without securing a lasting occupier; (iii)
sustained, unsuccessful attempts by the previous tenant to dispose of its own leasehold
interest; (iv) a full, professionally-conducted local and national marketing campaign in
2026 producing only three abortive viewings and no offers; and (v) the professional
judgement of an RICS-regulated agency that no occupier is known who would consider
leasing the property, in part because the building's purpose-built banking frontage and
layout are inherently ill-suited to retail. The unit has now been substantially vacant for
some eight years.
2.15 It is difficult to conceive what further evidence of the absence of commercial demand
could realistically be produced. The market has been tested repeatedly, by different
parties with different commercial incentives, over an extended period of 8 years and

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contnues, and has returned the same answer each time. On any reasonable application
of LDP2 Policy 10 and NPF4 Policy 27, it has been demonstrated that there is no
commercial demand for the existing use and that the existing use is no longer viable.
GROUND 2: THE FIRST REASON FOR REFUSAL APPLIES AN INCORRECT EVIDENTIAL
STANDARD
2.16 The first reason for refusal requires the appellant to demonstrate the absence of
commercial demand “beyond doubt”. That phrase, and that standard, appear nowhere in
NPF4 Policy 27, LDP2 Policy 10, or anywhere else in the development plan. It is, in
substance, a demand for proof to a standard higher even than the criminal standard,
applied to a commercial negative which can never be proved absolutely. Planning
decisions are matters of informed judgement on the balance of the evidence; the policies
require that matters be “demonstrated”, and the evidence summarised under Ground 1
plainly does so.
2.17 The Report of Handling compounds this error by paraphrasing LDP2 Policy 10 in terms
materially stricter than the adopted policy. The report states that changes away from
established town centre uses towards residential “will be resisted unless there is
demonstrable market evidence that the town centre use is no longer viable”. The adopted
policy wording is that such changes “will be discouraged unless it can be demonstrated”
that the two limbs are met. “Discouraged” is not “resisted”; a policy of discouragement
expressly contemplates that the presumption is rebuttable on adequate evidence. In any
event, even on the officer's own stricter formulation, demonstrable market evidence has
been provided, as set out above.
2.18 The Report of Handling also concludes that “the proposal would therefore fail to contribute
towards the character, vitality and viability of Pitlochry Town Centre as required by Policy
10”. The application site is in Aberfeldy, not Pitlochry. While the appellant accepts this is
likely to be a drafting error, it indicates that the assessment drew on standardised text
rather than a considered, site-specific evaluation of the Aberfeldy evidence, and it
undermines confidence in the weight the Local Review Body should attach to the report's
conclusions on precisely the matters in dispute.
2.19 Further, the officer's characterisation of the marketing as “disjointed and limited in effort,
with little other than anecdotal statements” cannot survive the documentary record now
before the Local Review Body, including the GVA closure letter (GP05) and the J & E
Shepherd confirmation (GP06), which sets out precisely what marketing has taken place,
through what channels, over what period, and with what result. Eight years continuing, no
market interest and remains a vacant property in a prominent town centre location.
GROUND 3: THE PROPOSAL WOULD NOT BE DETRIMENTAL TO THE CHARACTER, VITALITY
AND VIABILITY OF THE TOWN CENTRE
2.20 The second reason for refusal asserts that insufficient evidence has been provided to
demonstrate that the proposed use would not be detrimental to the character, vitality and
viability of the Town Centre. Again, no actual detriment is identified. The appellant's case
is that, on the evidence, the proposal is positively beneficial to the character, vitality and
viability of Aberfeldy town centre, for the following reasons.

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The Realistic Counterfactual is Continued Vacancy
2.21 The correct comparison is not between two flats and a thriving shop; it is between
two occupied homes and the continuation of an eight-year vacancy for which no
occupier can be identified. A prominent, inactive frontage on the town's principal civic
square is itself a “dead frontage” of the kind NPF4 Policy 27 seeks to avoid, and a visible
signal of decline. The Report of Handling describes the loss of an active shop/office
frontage as “regrettable”, but there has been no active frontage here since 2018. Refusing
permission would not restore an active commercial use; it would merely prolong the
vacancy of a Category B Listed Building in the heart of the Conservation Area.
Residential Use Would Add to Vitality and Viability
2.22 Two new households living on The Square would generate daily footfall, all-hours activity,
natural surveillance and local expenditure in the surrounding shops, cafés, restaurants
and services, sustaining their presence in the centre. This is consistent with national town
centre policy: NPF4 Policy 27(a) expressly supports proposals that increase the mix of
uses in centres, and the Scottish Government's town centre guidance recognises
underused or empty buildings as “an opportunity waiting to be used to accommodate
more jobs, services, or homes, all of which boost the town centre” (see GP03, paragraph
6.17). Town centre living is a core objective of NPF4 Policy 15 (Local Living and 20 Minute
Neighbourhoods); the site is within immediate walking and wheeling distance of the full
range of Aberfeldy's shops, services, public transport and open spaces.
Ground Floor Residential Use is an Established Component of the Centre's Character
2.23 The Report of Handling asserts “an absence of mainstream residential use in the ground
floors of properties both within The Square and wider town centre locus”. That assertion
is not supported by evidence in the report and is contradicted by observation on the
ground: there are existing examples in The Square of residential property at ground level
accessed directly from the street (GP03, paragraph 3.12). The upper floors of the
application building itself have been in residential use since their conversion under
12/00255/FLL and 12/00256/LBC, implemented in 2015/16. The town centre exhibits a
traditional Scottish burgh pattern of mixed uses and tenures, including homes. A site
inspection will allow Members to verify this directly.
The Function of the Frontage Has Changed
2.24 The commercial context of the building's frontage has also materially changed since it
operated as a bank. Alterations to The Square, including the removal of parking as part of
public realm changes, have altered the way the frontage is approached, serviced and
used, and with it the practical attractiveness of the unit to conventional retail and
commercial occupiers. This is corroborated by the marketing agents' professional
assessment that the heavy, purpose-built banking frontage and the internal layouts are not
conducive to retail use (GP06). The frontage will, under the proposal, be retained and
enhanced: the traditional panelled double doors are retained, the redundant timber ATM
panel is removed and a white-painted five-panel timber entrance door reinstated to match
the adjacent common stair door, and windows are renewed in traditional sash-and-case
form matching the upper floors (GP04). The result is a more cohesive, better-maintained

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and visually reinstated principal elevation – an attractive and appropriate frontage in the
terms of NPF4 Policy 27.
The NPF4 Policy 27 Criteria for Ground Floor Residential Use Are Met
2.25 Taking the three criteria identified in the Report of Handling in turn: (i) an attractive and
appropriate frontage is retained – indeed enhanced, as confirmed by the grant of Listed
Building Consent and the Conservation Team's support for the revised drawings; (ii) the
vitality and viability of the shopping area and wider centre are not adversely affected – the
change replaces a long-term vacancy with occupied homes, and the Council has identified
no retail impact, no consultee raised an objection, and the report elsewhere describes the
economic impact as minimal; and (iii) there is no undesirable concentration of uses or
dead frontages – the proposal converts a single unit, removes an existing dead frontage,
and leaves the surrounding commercial offer untouched. The proposal therefore complies
with NPF4 Policy 27 and with LDP2 Policy 10.
Residential Amenity
2.26 The Report of Handling accepts that the introduction of residential units is “not considered
to be of any significance to established amenity levels locally”, and raises only the
possibility of impacts on future occupants from events in The Square. That concern is not
a reason for refusal, and is in any event addressed by the design: public rooms face The
Square while all bedrooms are located to the quieter rear; the fabric upgrades include
substantial acoustic and thermal improvements and secondary glazing (GP04). Four flats
have existed above the unit since 2015/16 without recorded amenity complaint. Any
residual concern could be addressed by a suitably worded condition; it could not rationally
justify refusal.
GROUND 4: HERITAGE ACCEPTABILITY IS ESTABLISHED AND THE DEVELOPMENT PLAN
FAVOURS ACTIVE USE OF THE LISTED BUILDING
2.27 The related Listed Building Consent (25/00533/LBC) was granted on 22nd April 2026,
following revisions made to address the Conservation Team's comments and retain the
maximum amount of historic fabric. The Report of Handling records that the proposed
works comply with LDP2 Policy 27A and NPF4 Policy 7. There is therefore no dispute that
the physical works preserve the special architectural and historic interest of the Category
B Listed Building and preserve or enhance the character and appearance of the Aberfeldy
Conservation Area, satisfying Section 64(1) of the Planning (Listed Buildings and
Conservation Areas) (Scotland) Act 1997.
2.28 LDP2 Policy 27A establishes a presumption in favour of the retention, sympathetic
restoration and sensitive management of listed buildings “to enable them to remain in
active use”. Historic Environment Scotland's Managing Change guidance, “Use and
Adaptation of Listed Buildings” (2019), advises that where a proposal involves alteration
or adaptation which will sustain or enhance the beneficial use of the building and does not
adversely affect its special interest, consent should normally be granted. A listed building
standing vacant for eight years is a building at risk of progressive deterioration. The
proposal secures its long-term active use, occupation, heating, maintenance and

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investment. Refusal, by contrast, perpetuates the very outcome that Policy 27A and
national heritage guidance seek to avoid.
GROUND 5: THE PROPOSAL ATTRACTS WIDER POSITIVE SUPPORT FROM THE
DEVELOPMENT PLAN
2.29 Beyond the town centre policies, and in line with proper assessment of NPF4 as holistic
and covering all relevant policy areas as directed by the Scottish Government Chief
Planner - the proposal is positively supported by the following provisions, as assessed in
detail in the Planning Statement (GP03):
• NPF4 Policy 9 (Brownfield, Vacant and Derelict Land and Empty Buildings): proposals for the
sustainable reuse of vacant buildings, and for the reuse of existing buildings taking account of
their suitability for conversion, will be supported. This policy is directly engaged and squarely
supports the proposal; it is notable that it is listed in the Report of Handling but not assessed
there.
• NPF4 Policy 16 (Quality Homes): the proposal delivers two homes, one with level wheelchair
access from The Square via the existing ramp, addressing needs for accessible, adaptable town
centre accommodation for smaller households, older people and single occupiers.
• NPF4 Policies 13 and 15 and LDP2 Policy 60A: a highly accessible, car-free town centre location,
with retained cycle storage for up to six cycles, nearby public parking and bus stops,
exemplifying local living and 20-minute neighbourhood principles.
• NPF4 Policies 12 and 14 and LDP2 Policies 1A/1B and 2: the reuse of existing building fabric
conserves embodied energy, avoids virgin land take, and delivers substantial thermal and
energy-efficiency improvements to a traditional building using methods drawn from HES
Technical Paper 24 (GP04).
• LDP2 Policy 5 and the Developer Contributions SG: the Developer Contributions Officer
confirmed no contributions are payable.
GROUND 6: PRECEDENT – THE COUNCIL'S OWN RECENT DECISIONS ESTABLISH THAT
GROUND FLOOR RESIDENTIAL USE IS A VIABLE AND ACCEPTABLE RESPONSE TO LONG-
TERM TOWN CENTRE VACANCY
The Relevance of the Precedent Decisions
2.30 Consistency in decision-making is a well-established material consideration in Scottish
planning practice: like cases should be decided alike, and where a planning authority
departs from its own recent approach to materially similar proposals, it should explain why.
The appellant has examined change of use applications from ground floor commercial
uses to residential determined by Perth and Kinross Council since NPF4 came into force
on 13th February 2023, meaning applications assessed against the same development
plan framework – NPF4 Policy 27 and LDP2 Policy 10 – as applies to this review. Two
decisions are directly in point, and both were approved under delegated powers. The
Council's Reports of Handling for both decisions accompany this Notice of Review as
documents GP07 and GP08, and they are examined in turn below.

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Decision 1: 24/01824/FLL – Change of Use and Alterations of an Office to Form a
Dwellinghouse, Labour Club, 11 Barossa Street, Perth (Document GP07)
2.31 Application 24/01824/FLL sought a change of use and alterations of a vacant former office
building – the former Labour Club at 11 Barossa Street, Perth – to form a two-bedroom
dwellinghouse. The site lies close to Perth city centre, within the Perth Central
Conservation Area, with Category C Listed Buildings adjacent to the south (20–24 Atholl
Street) and to the north-west (Stormont Street), and opposite the formal garden of the
Category B Listed Rose Terrace. The application was approved under delegated powers
on the recommendation of the Report of Handling dated 19th February 2025 (document
GP07), subject to five conditions.
2.32 On the question of commercial demand, the Report of Handling records simply that “the
Design Statement notes there is no commercial demand to retain the building as a store
or office. It is in a poor state and needs urgent redevelopment. The site was bought at
auction.” No marketing evidence, agent's letters or vacancy chronology were required or
produced: the Council accepted the applicant's stated position as sufficient. The report
then found that “the proposal is for the sustainable reuse of a vacant former office building
through conversion and change of use, this satisfies NPF4 Policy 9 and is in line with the
policy intent of NPF4 Policy 1 and 2”, and concluded that the proposal satisfied NPF4
Policies 14, 15 and 16 and LDP2 Policies 1 and 17. On heritage, the report concluded:
“The reuse of a vacant building and its sensitive conversion will protect the character of
the Central Perth Conservation Area. The proposal satisfies NPF4 Policy 7 and LDP2
Policy 28.”
2.33 Three points emerge from this decision. First, the Council accepted the conversion of a
redundant commercial building to residential use as a legitimate, policy-supported
response to vacancy – engaging the positive support of NPF4 Policies 9, 15 and 16 – on
the basis of an unevidenced statement in the applicant's Design Statement that there was
no commercial demand. The contrast with the present case, in which the appellant has
produced a documented, multi-source marketing record spanning eight years yet is told
it falls short of proof “beyond doubt”, is stark and unexplained. Second, the Council
accepted that residential conversion positively protects conservation area character,
precisely because occupation, repair and investment follow – the same logic applies with
greater force to a prominent Category B Listed Building on The Square. Third, on
residential amenity in a busy mixed-use location, Environmental Health raised no
objection, observing that an occupier “should expect noise associated with living in a
mixed-use area in a city centre” and that design and layout could secure satisfactory
internal amenity – an approach equally applicable to the officer's observation in the
present case about events in The Square, and one which points to design measures and
conditions, not refusal.
Decision 2: 23/01481/FLL – Change of Use From Shop (Class 1A) to a Flat, 7–9 South Street,
Perth (Document GP08)
2.34 Application 23/01481/FLL is closer still to the present case, and is on all fours with it. It
sought a change of use of a vacant ground floor shop (Class 1A) to a one-bedroom flat at
7–9 South Street, Perth – the ground floor of a Category B Listed Building at the junction
of South Street and Watergate, within the Perth Central Conservation Area and within the

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city centre, the highest-order centre in the LDP2 Policy 10 network. In every material
characteristic – use class of the existing unit, ground floor position, listing category,
conservation area setting and centre location – it mirrors the appeal proposal. The
application was approved under delegated powers on the recommendation of the Report
of Handling dated 30th November 2023 (document GP08), subject to three conditions.
2.35 Critically, the Report of Handling for 23/01481/FLL applied precisely the two policies relied
upon in both reasons for refusal in the present case. It set out NPF4 Policy 27(f) (the three
criteria for ground floor residential use in centres) and Policy 27(g) (residential amenity),
and the LDP2 Policy 10 test that changes of use away from Class 1, 2 and 3 uses on the
ground floor are discouraged “unless it can be demonstrated that the proposal would not
be detrimental to the character, vitality and viability of the centre and it can be
demonstrated that there is no commercial demand for the existing use”.
2.36 Against those tests, the report records that “the applicant's supporting statement
highlights that the property has been vacant and marketed since 2017 with no interested
party coming forward, information to demonstrate the marketing of the property is
included in the statement”; that the frontage, which had fallen into disrepair, would be
restored to create an appropriate and attractive frontage; that the use was compatible with
the residential flats on the upper level; and that the proposal “will not result in a
concentration of dead frontages and will bring a long-term vacant property back into use
improving the viability and vitality of the area”. On that evidence the report concluded, in
terms: “The proposal respects the character, vitality and viability of the city centre and it
has demonstrated that there is no commercial demand for the existing use. The proposal
satisfies NPF4 Policy 27 and LDP2 Policy 10.” It further concluded that “the proposal will
safeguard the future of the listed building and preserve and enhance the character and
appearance of the conservation area”, satisfying NPF4 Policy 7 and LDP2 Policies 27A
and 28A. The single representation received was in support, welcoming the return of a
vacant property to use in a building with flats above.
2.37 This decision is of central importance to the present review, for the following reasons:
 The Council held that vacancy coupled with marketing information contained within the
applicant's supporting statement was sufficient to demonstrate the absence of commercial
demand, and to satisfy – not merely outweigh – NPF4 Policy 27 and LDP2 Policy 10. Those
are the very policies, and the very evidential tests, cited in both reasons for refusal in the
present case. The Council has therefore already determined, in a materially identical case,
what these policies require by way of evidence – and it is far less than what the appellant
has provided here.
 The evidential material accepted in 23/01481/FLL was marketing information within the
applicant's own supporting statement. The record before the Local Review Body in this case
is materially more rigorous: the landlord's formal notification of branch closure (GP05), four
years of agent-led marketing by the NatWest Group, the previous tenant's unsuccessful
attempts to assign or sub-let its lease, and an independent RICS-regulated firm's written
confirmation of a full local and national marketing campaign and its outcome (GP06).
 The period of vacancy accepted in 23/01481/FLL ran from 2017 to determination in late
2023 – comparable to, and arguably shorter than, the vacancy at 8 The Square, where the

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banking use ceased in June 2018 and the unit has remained substantially vacant for some
eight years.
 The Council accepted in terms that returning a long-term vacant ground floor unit to
residential use improves – rather than harms – the viability and vitality of the area, that
restoring a deteriorating frontage creates an attractive and appropriate frontage, that
compatibility with upper floor flats weighs in favour, and that conversion safeguards the
future of a listed building. Every one of those findings reads directly onto 8 The Square,
where in addition the Listed Building Consent has already been granted and the
Conservation Team supports the revised drawings.
 The setting in 23/01481/FLL was the Perth Central Conservation Area, in the Council's
principal city centre, where the policy imperative to protect ground floor commercial
frontages is at its strongest. If the evidence there satisfied Policy 27 and Policy 10 in Perth
city centre, materially stronger evidence cannot rationally fail the same tests in Aberfeldy.

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Comparison of the Precedent Decisions With the Appeal Proposal
2.38 The following table summarises the comparison:
Characteristic 24/01824/FLL 23/01481/FLL 8 The Square, Aberfeldy
(appeal proposal)
Proposal Change of use and
alterations of office to
form two-bedroom
dwellinghouse, former
Labour Club, 11
Barossa Street, Perth
Change of use from
shop (Class 1A) to one-
bedroom flat, 7–9 South
Street, Perth
Change of use and
alterations from
office/commercial (Class
1A) to two residential flats,
8 The Square, Aberfeldy
Ground floor unit Whole two-storey
vacant building, in poor
condition
Yes – ground floor of
Category B Listed
Building, flats above
Yes – ground floor of
Category B Listed Building,
flats above (same
ownership)
Heritage context Perth Central
Conservation Area; C-
Listed buildings
adjacent; opposite
garden of B-Listed Rose
Terrace
Category B Listed
Building; Perth Central
Conservation Area
Category B Listed Building;
Aberfeldy Conservation
Area; LBC 25/00533/LBC
granted; Conservation
Team support
Centre status
(LDP2 Policy 10)
Close to Perth city
centre – the principal
centre in the Council's
area
Perth city centre – the
principal centre in the
Council's area
Aberfeldy town centre –
smaller centre with
established mixed
residential/commercial
character
Vacancy and
marketing
evidence
Vacant; Design
Statement assertion of
no commercial demand
accepted without any
marketing
documentation
Vacant and marketed
since 2017; marketing
information within
supporting statement
accepted as
demonstrating no
commercial demand
Vacant since branch
closure June 2018 (GP05);
c. 4 years' marketing by
NatWest Group agents;
tenant's attempted lease
disposal; full local and
national RICS agent
campaign from January
2026 (GP06)
Policy findings in
Report of Handling
Satisfied NPF4 Policies
9, 7, 14, 15 and 16 and
LDP2 Policies 1, 17 and
28; “reuse of a vacant
building and its sensitive
conversion will protect
the character of the
Central Perth
Conservation Area”
(GP07)
Found to satisfy NPF4
Policy 27 and LDP2
Policy 10 in terms; no
detriment to
vitality/viability;
improves viability and
vitality; safeguards
future of the listed
building (GP08)
No harm identified; both
reasons for refusal allege
insufficiency of evidence
only; no consultee
objection; one
representation
Decision Approved under
delegated powers,
February 2025, subject
to 5 conditions
Approved under
delegated powers,
December 2023,
subject to 3 conditions
Refused under delegated
powers – subject of this
review

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2.39 On every point of comparison, the appeal proposal is at least as strong as – and on the
marketing evidence, vacancy duration and heritage position, materially stronger than – the
cases the Council has already approved. No rational basis for distinguishing the present
application is articulated anywhere in the Report of Handling (GP02), which does not refer
to either decision.
The Principles Established: Ground Floor Residential Use is a Viable Response to Long-Term
Town Centre Vacancy
2.40 Read together, the two decisions establish that Perth and Kinross Council has itself
recognised, in its post-NPF4 decision-making, that: (i) the reuse of vacant town centre
buildings for housing attracts positive support from NPF4 Policies 9, 15 and 16; (ii)
residential conversion of ground floor units can protect and enhance the character of
conservation areas and safeguard the future of listed buildings; (iii) demonstrated vacancy
and marketing evidence – in 23/01481/FLL, marketing information contained within the
applicant's supporting statement, and in 24/01824/FLL, a bare statement of no commercial
demand – satisfies the town centre change of use tests in NPF4 Policy 27 and LDP2 Policy
10, the Council having so held in terms in its Report of Handling for 23/01481/FLL (GP08);
and (iv) ground floor residential use in a town centre setting is a viable, deliverable and
policy-compliant means of addressing the long-term vacancy of properties for which no
commercial occupier can be found – indeed, in the Council's own words, one which brings
“a long-term vacant property back into use improving the viability and vitality of the area”.
2.41 These principles reflect the direction of national policy. NPF4 Policy 27(a) supports
proposals that increase the mix of uses in centres; NPF4 Policy 9 supports the sustainable
reuse of vacant buildings; and the Scottish Government's town centre guidance treats
underused or empty buildings as an opportunity to accommodate “more jobs, services, or
homes, all of which boost the town centre” (GP03, paragraph 6.17). The structural
contraction of the bank branch network – the very cause of this vacancy – is a national
phenomenon which town centre policy must respond to realistically. Where, as here, eight
years of market testing demonstrates that no commercial occupier exists for a purpose-
built former banking hall, converting the unit to homes is not a threat to the vitality of the
centre: it is the mechanism by which a prominent building is returned to active use and
the centre's vitality is sustained. The Council's own decisions in 24/01824/FLL and
23/01481/FLL confirm exactly that.
2.42 The appellant therefore asks that this proposal be assessed with the same fairness and
consistency as the Council applied in those decisions. On that approach, the reasons for
refusal cannot stand.
NEW EVIDENCE AND SECTION 43B OF THE 1997 ACT
2.43 The appellant is mindful of Section 43B of the Town and Country Planning (Scotland) Act
1997, under which a party may raise a matter not before the appointed officer only if it
could not have been raised before the decision was made, or if its not being raised then
was a consequence of exceptional circumstances. The J & E Shepherd letter (GP06) is
dated 23rd June 2026 and therefore post-dates the Decision Notice. However, it confirms
and evidences a marketing campaign which commenced in January 2026, during the
lifetime of the application, and which was undertaken in direct response to the very

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concern that ultimately founded the reasons for refusal. The letter, reporting the
campaign's methods and outcomes over its first six months, could not have been
produced in its final form before the decision was issued. The appellant respectfully
submits that it satisfies the Section 43B tests and should be taken into account;
alternatively, it verifies and particularises marketing evidence that was already before the
appointed officer in the Planning Statement (GP03, paragraphs 3.10 to 3.12, 4.11 and
4.34).
OVERALL PLANNING BALANCE
2.44 The proposal is supported by the development plan when read as a whole. The evidential
tests in NPF4 Policy 27 and LDP2 Policy 10 are met on the documented marketing and
vacancy record. The proposal would remove a long-standing dead frontage from the
town's principal civic space, secure the active use, repair and energy-efficient retrofit of a
Category B Listed Building, deliver two quality homes, one of which would be wheelchair-
accessible, in a highly sustainable location, and attract express support from NPF4 Policies
7, 9, 13, 14, 15 and 16 and LDP2 Policies 1A/1B, 27A and 28A. Listed Building Consent
has been granted, no consultee objected, and only one representation was received.
2.45 Against this, the Council relies on two evidential complaints resting on an incorrect
“beyond doubt” standard, a mis-stated policy test, and an assessment which at its
conclusion addresses the wrong town. Even if the Local Review Body were to identify
residual tension with LDP2 Policy 10, the material considerations set out above – including
the marketing evidence, the grant of Listed Building Consent, the Council's own
comparable decisions, and the sustained vacancy of the unit – would amply justify granting
permission. The correct planning balance is that the proposal complies with the
development plan and should be approved, subject to such conditions as the Local Review
Body considers reasonable and necessary.

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3  CONCLUSIONS
3.1 This Grounds for Review Statement has set out the appellant's case that planning
permission should be granted for the change of use and alterations of the vacant former
Royal Bank of Scotland ground floor unit at 8 The Square, Aberfeldy, to two residential
flats, for the reasons set out in the Grounds presented above.
3.2 The proposal would bring a prominent Category B Listed Building in the heart of the
Aberfeldy Conservation Area back into full, permanent, active use after some eight years
of substantial vacancy. It has been carefully designed, in consultation with the Council's
Conservation Team and Building Standards, to preserve the special interest of the building
and the character and appearance of the Conservation Area; the related Listed Building
Consent (25/00533/LBC) has been granted. No consultee objected to the proposal and
only one representation was received.
3.3 The Council's two reasons for refusal both allege insufficiency of evidence under NPF4
Policy 27 and LDP2 Policy 10, rather than any identified planning harm. The documented
record – the 2018 branch closure (GP05), four years of marketing by the NatWest Group's
agents, the previous tenant's unsuccessful attempts to dispose of its leasehold interest,
and a full local and national marketing campaign by J & E Shepherd Chartered Surveyors
from January 2026 producing no occupier interest (GP06) – demonstrates that there is no
commercial demand for the existing use. The “beyond doubt” standard applied in the first
reason for refusal has no basis in the development plan; the policy test is that the matters
be demonstrated, and they have been.
3.4 Far from being detrimental to the character, vitality and viability of the town centre, the
proposal removes an established dead frontage from The Square, restores and enhances
the principal elevation, introduces two resident households whose daily activity and
expenditure will support the surrounding town centre businesses, and is consistent with
the mixed-use character of the centre, including existing ground floor residential uses
within The Square and the four flats above the unit itself. The NPF4 Policy 27 criteria for
ground floor residential use in a town centre are each satisfied.
3.5 The proposal is further supported by NPF4 Policies 7, 9, 13, 14, 15 and 16 and LDP2
Policies 1A/1B, 27A and 28A, and is consistent with the Council's own recent decisions in
24/01824/FLL and 23/01481/FLL (documents GP07 and GP08). In the latter, the Council
found in terms that vacancy since 2017, evidenced by marketing information within the
applicant's supporting statement, satisfied NPF4 Policy 27 and LDP2 Policy 10 and that
returning a long-term vacant ground floor unit to residential use would improve the viability
and vitality of the area. The evidence before the Local Review Body in this case is
materially stronger, and no rational basis for reaching the opposite conclusion has been
articulated.
3.6 The appellant requests that the review is determined on the basis of the papers, supported
by a site inspection, which will allow Members to observe the property in its town centre
context, the current inactive state of the frontage, other examples of ground floor
residential use in the town centre, and the changed function of The Square, including the
effects of the removal of parking on the former bank's street frontage.

Page 29

GROUNDS FOR REVIEW STATEMENT 8 The Square, Aberfeldy – 25/00534/FLL
Alligin Properties Ltd 22
3.7 The appellant therefore respectfully requests that the Local Review Body reverses the
decision of the appointed officer and grants planning permission for application
25/00534/FLL, subject to appropriate planning conditions. 
Gray Planning & Development Limited, Town Planning Consultants. Company No. SC568143
Member of the Royal Town Planning Institute No. 42566
W: www.grayplanning.co.uk
Personal  |  Professional  |  Proactive  |  Commercial  |  Results

Page 30

PLANNING APPEAL UNDER SECTION 43A OF THE TOWN AND COUNTRY PLANNING
(SCOTLAND) ACT 1997 AS AMENDED 
PLANNING APPLICATION 25/00534/FLL:  
THE ROYAL BANK OF SCOTLAND, 8 THE SQUARE, ABERFELDY PH15 2DD
CHANGE OF USE AND ALTERATIONS FROM OFFICE/COMMERCIAL (CLASS 1A) TO TWO
RESIDENTIAL FLATS
LIST OF DOCUMENTS (Updated 17.07.26)
Original Planning Application Documents
The documents prefixed PKC then numbered, are the same numbering used by PKC online case file.
These documents were submitted to be determined by the authority, and some are updated or
amended during that process, and became the “refused documents” submitted to this appeal.
PKC01 Location Plan
PKC02 1_500_SITE_PLAN
PKC 03_Plan_Section_Existing_Rev_C
PKC 04_Sections_Elevations_Existing_Rev_B
PKC 05_Rear_Elevation_Existing_Rev_C
PKC 06_Plan_Section_Proposed_Rev_D
PKC 07_Sections_Elevations_Proposed_Rev_D
PKC 08_Rear_Elevation_Proposed_Rev_D
PKC 09_East_and_North_Elevation_Windows_Existing_Rev_B
PKC 10_East_and_North_Elevation_Windows_Proposed_Rev_D
PKC 11_East_Elevation_Bay_Window_Existing_Rev_B
PKC 12_East_Elevation_Bay_Window_Proposed_Rev_D
PKC 13_West_Elevation_Windows_Existing
PKC 14_West_Elevation_Windows_Proposed_Rev_B
PKC 16_Schedule_of_Works_Rev_A
PKC 17 APPLICATION_FOR_PLANNING_PERMISSION 
Appellant’s Appeal Documents Referenced in Grounds of Appeal:
GP 01 PKC Decision Notice application ref: 25/00534/FLL dated 27.04.26
GP 02 PKC Report of Handling of application ref: 25/00534/FLL
GP 03 Original Planning Statement, Gray Planning & Development Ltd, April 2025
GP 04 Original Design and Access Statement (Rev A), Neil Dall Architect Ltd, 11th April 2026
GP 05 GVA (An Apleona Company) letter confirming branch closure, dated 5th December 2017

Page 31

0 5 10 15 20 25 30 35 40 45 50
m
Cinema
5
1
Hotel
13
3
7
6 to 11
8
9
11
14
PH
9
BURNSIDE LANE
to
House
1
19
Hobert House
THE
SQUARE
Ashville
The Locus
10
6
17
Post
23b
Struan
Tomchulan Court
1
21a
TCB
Birks View
The Workshop
Bridgend Cottage
The
El Sub Sta
Burnbank
MS
Fountain
Shingle
BRIDGEND
17
19
11
1 to 3
15
7
22
8
Lyon
Old Bakery
Achnacarry
2 to 6
5
Birks Cottage
3
13
21
House
5
12
1 to 4
11
21
14
16
Office
8
9
7
1 to 7
19
7
Garage
Willowbank
96.9m
9 10
Centre
1
00m
56
28
00m
57
28
2856
00m
2857
00m
00m9074
00m9174
749000m
749100m
OS MasterMap 1250/2500/10000 scale
Friday, March 8, 2024, ID: M4P-01153713 
www.nicolsondigital.com
1:1250 scale print at A4, Centre: 285629 E, 749064 N
©Crown Copyright Ordnance Survey. Licence no.
100057546
8 THE SQUARE, ABERFELDY
Title:        Location Plan
Status:     PLANNING
Drwg no:  392/P/01(LP)   Scale: 1:1250@A4
1st issue: 07.04.2025
Revision
Date Description
Neil Dall Architect
51 Woodhall Road
Edinburgh EH13 0HD
T: 07763 178669
E: mail@neildallarchitect.co.uk    
OWNERSHIP BOUNDARY KEY:
Application site 
Adjacent property owned by the applicant
Access to proposed Flat 2
(reinstated door)
Access to proposed
Flat 1 (existing door)
8 
(9-10 above)
Existing common stair
access to flats above
Existing common
stair access to
flats above

Page 32

0 5 10 15 20 25 30 35 40 45 50
m
Cinema
5
1
Hotel
13
3
7
6 to 11
8
9
11
14
PH
9
BURNSIDE LANE
to
House
1
19
Hobert House
THE SQUARE
Ashville
The Locus
10
6
17
Post
23b
Struan
Tomchulan Court
1
21a
TCB
Birks View
The Workshop
Bridgend Cottage
The
El Sub Sta
Burnbank
MS
Fountain
Shingle
BRIDGEND
17
19
11
1 to 3
15
7
22
8
Lyon
Old Bakery
Achnacarry
2 to 6
5
Birks Cottage
3
13
21
House
5
12
1 to 4
11
21
14
16
Office
8
9
7
1 to 7
19
7
Garage
Willowbank
96.9m
9 10
Centre
1
00m
56
28
00m
57
28
2856
00m
2857
00m
00m9074
00m9174
749000m
749100m
OS MasterMap 1250/2500/10000 scale
Friday, March 8, 2024, ID: M4P-01153713 
www.nicolsondigital.com
1:1250 scale print at A4, Centre: 285629 E, 749064 N
©Crown Copyright Ordnance Survey. Licence no.
100057546
8 THE SQUARE, ABERFELDY
Title: Site Plan
Status: PLANNING
Drwg no:  392/P/02 (SP)          Scale: 1:500@A3
1st issue: 07.04.2025
Revision
Date Description
Neil Dall Architect
51 Woodhall Road
Edinburgh EH13 0HD
T: 07763 178669
E: mail@neildallarchitect.co.uk    
0  2      5       10                    20                                                             50m
N
OWNERSHIP BOUNDARY KEY:
Application site 
Adjacent property owned by the applicant
Access to proposed Flat 2
(reinstated door)
Access to proposed
Flat 1 (existing door)
8 
(9-10 above)
Existing common stair
access to flats above
Existing common stair
access to flats above

Page 33

Remove redundant
electrical equipment
Line of outshot above
Ramp
Bike racks
Water
fountain
Electrical
equipment
Retain existing ramp
Remove door
Remove glazing
in upper panels
Remove
door
Remove glazed
partitions forming office
Remove timber stud
partitions forming offices
Remove
doors and
framing
Remove
door
Remove timber
stud partitions
and sanitary
fittings
Existing extract
termination
Remove timber
panel of former
ATM machine room
Remove door
and widen
existing opening
Retain existing ramp
Remove door
Line of window W5
beyond (dotted)
Remove suspended ceiling grid
Remove safe
door and framing
Remove
kitchen fittings
Remove
sanitary fittings
Retain existing window
and remove internal shutter
Remove door
and widen
existing opening
Remove walls and
install steel post
and beams over
Form opening -
install concrete
lintels over
Widen existing
openings - install
concrete lintels over
Note:
• Do not scale drawing for construction purposes.
• The purpose of this drawing is solely for of obtaining Planning
Permission/ Listed Building Consent. The drawing may be
suitable for construction purposes but it may be necessary to
augment/and or amend this information for this purpose. No
liability will be accepted for any omission on this drawing should
the drawing be used for construction purposes.
Window
assembly W1
Window W2 (pair) Window W3 Window W4
Window W5
Window W6 (pair)
Window W7 (pair)Window W8
Retain existing windows
Retain existing windows
Retain existing window (W8).
Remove window fan and board in
upper pane of top sash. Remove
non-original obscure glass in all 6
panes of lower sash. Remove
existing external security bars.
Retain existing pair of windows
(W6). Remove window fan in upper
sash of one window. Remove
existing external security bars.
Remove existing external
security bars and pair of existing
non-original window asemblies
containing extract grilles and
timber boards (W7).
0 200 500    1000               2000                                                  5000mm
Neil Dall Architect
51 Woodhall Road
Edinburgh EH13 0HD 
T: 07763 178669
E: neil@neildallarchitect.co.uk    
8 THE SQUARE, ABERFELDY
Title: Existing Plan & Section
Status: PLANNING
Drwg no:  392/P/03 (GA)   Scale: 1:100@A3
1st issue: 07.04.2025
Revision
Date Description
This drawing is the copyright of Neil Dall
Architect and should not be reproduced in
part or whole without prior permission.
C
Denotes removal of existing building fabric
OWNERSHIP BOUNDARY KEY:
Application site 
Adjacent property owned by the applicant
C: 04.03.26     Window W7 (pair) removed
B: 25.09.25     Window proposals amended
A: 01.05.25     Window references added
C
SWP
RWP
RWP
RWP
RWP
RWP
SWP RWP
SWP
WVP/
RWP
RWP
RWP
RWP
GROUND FLOOR PLAN
VESTIBULE
COMMON
STAIR TO
FLATS ABOVE
ENTRANCE
TO FLATS
ABOVE
ENTRANCE
TO FLATS
ABOVE
COMMUNAL
BIN STORE
FOR ALL FLATS
COMMUNAL
BIN STORE
FOR ALL FLATS
HOTEL CAR PARK
PEND
B-B
392/P/04
C-C
392/P/04
A-A
392/P/03
HALL
COMMON
STAIR TO
FLATS ABOVE
PEND
SECTION A-A
HALL
HALL
AS EXISTING (WITH REMOVALS DOTTED)
SAFE
INTERVIEW
ROOM
STORE
(TELECOMMS)
OFFICE
KITCHEN
HALL
OFFICE
WC
WC
SAFE
ENTRANCE
OFFICE
OFFICE OFFICE
COMMON
STAIR TO
FLATS ABOVE
ENTRANCE
TO FLATS
ABOVE
EXTERNAL AREA
STORE
(TELECOMMS)
OFFICEPEND
STORE
C
REV

Page 34

Remove doors
and framing
Widen existing
opening and
reinstate door
Remove glazing
in upper panels
Remove suspended ceiling grid
Remove suspended ceiling grid
Remove glazing
in upper panels
Remove timber
panel of former
ATM machine room
Remove wall -
install steel post
and beams over
Form opening - install
concrete lintels over
Window assembly W1
Window W2 (pair) Window W3 Window W4 Window W5
Window
W6 (pair)
Window
assembly W1
Window W8
Retain existing windows Retain existing windows
Retain existing window
and remove internal shutter
Retain existing window (W8).
Remove window fan and board in
upper pane of top sash. Remove
non-original obscure glass in all 6
panes of lower sash. Remove
existing external security bars.
Retain existing pair of windows
(W6). Remove window fan in upper
sash of one window. Remove
existing external security bars.
This drawing is the copyright of Neil Dall
Architect and should not be reproduced in
part or whole without prior permission.
C
0 200 500    1000               2000                                                  5000mm
Neil Dall Architect
51 Woodhall Road
Edinburgh EH13 0HD 
T: 07763 178669
E: neil@neildallarchitect.co.uk    
8 THE SQUARE, ABERFELDY
Title: Existing Sections & Elevations
Status: PLANNING
Drwg no:  392/P/04 (GA)   Scale: 1:100@A3
1st issue: 07.04.2025
Revision
Date Description
Denotes removal of existing building fabric
OWNERSHIP BOUNDARY KEY:
Application site
B
B: 25.09.25     Window proposals amended
A: 01.05.25     Window references added
ENTRANCEVESTIBULE
HOTEL CAR PARK
FRONT (EAST) ELEVATION SIDE (NORTH) ELEVATION
SECTION B-B
SECTION C-C
HALL
AS EXISTING (WITH REMOVALS DOTTED)
WC
SAFEEXTERNAL AREA
STORE
(TELECOMMS)OFFICE
KITCHEN
EXTERNAL
AREA

Page 35

Remove air
conditioning unit Existing extract
termination
Window W6 (pair) Window W7 (pair)
Window W8
Retain existing window (W8).
Remove window fan and board in
upper pane of top sash. Remove
non-original obscure glass in all 6
panes of lower sash. Remove
existing external security bars.
Retain existing pair of windows
(W6). Remove window fan in upper
sash of one window. Remove
existing external security bars.
Window W6 (pair) Window W8
Window W7 (pair)
Remove existing external
security bars and pair of existing
non-original window asemblies
containing extract grilles and
timber boards (W7).
This drawing is the copyright of Neil Dall
Architect and should not be reproduced in
part or whole without prior permission.
C
0 200 500    1000               2000                                                  5000mm
Neil Dall Architect
51 Woodhall Road
Edinburgh EH13 0HD 
T: 07763 178669
E: neil@neildallarchitect.co.uk    
8 THE SQUARE, ABERFELDY
Title: Existing Rear (West) Elevation
Status: PLANNING
Drwg no:  392/P/05 (GA)   Scale: 1:100@A3
1st issue: 07.04.2025
Revision
Date Description
Denotes removal of existing building fabric
OWNERSHIP BOUNDARY KEY:
Application site
C
C: 04.03.26     Window W7 (pair) removed
B: 25.09.25     Window proposals amended
A: 01.05.25     Window references added
PEND
REAR (WEST) ELEVATION
AS EXISTING (WITH REMOVALS DOTTED)
C
REV

Page 36

Remove redundant
electrical equipment
Line of
outshot above
Ramp
Bike racks
Water
fountain
Electrical
equipment
W/M T/DW/M T/D
Cloaks
Retain existing ramp
D/W
Remove door
and brick-up
opening as per
WALL TYPE 5
Pulley over
D/W
Kitchen
extract
Install white-painted, timber-framed, slimline
double-glazed hopper windows in upper
glazed panels and install InvisiTherm
polycarbonate internal secondary glazing
system to remaining windows
Upgrade RWP to WVP by
installing swan-neck and
vent above gutter level
WALL TYPE 1: Thermal
upgrade of existing external wall
FLOOR TYPE 1: Thermal
upgrade of existing suspended
timber floor
WALL TYPE 4: Timber stud partition
WALL TYPE 2: Thermal
upgrade of existing wall
to common stair and
chimney breast
WALL TYPE 4:
Timber stud partition
Electric
boiler over
Utility
extract
MVHR unit
in ceiling
void above
MVHR
intake
termination
WALL TYPE 2: Thermal
upgrade of existing wall
to common stair
Retain existing pair of windows
(W6). Remove window fan in upper
sash of one window and replace
obscure glass. Install InvisiTherm
polycarbonate internal secondary
glazing system. Remove existing
external security bars.
Remove walls and
install steel post
and beams over
Remove door
and brick-up
opening as per
WALL TYPE 5
Bathroom
extract
WALL TYPE 4:
Timber stud
partition
Remove glazed
partitions forming office
Form opening -
install concrete
lintels over
Retain existing
entrance doors
Remove timber stud
partitions forming offices
Widen existing openings -
install concrete lintels over
and new doors
Remove
doors and
framing
Remove door
and brick-up
opening as per
WALL TYPE 5
Line of new waste branch
pipe below floor level
Remove timber
stud partitions
forming toilets
WALL TYPE 6:
Acoustic upgrade
of separating wall
WALL TYPE 3: Thermal
upgrade of existing wall
to common stair
MVHR intake
termination (re-use
existing extract
core drill if possible)
MVHR unit
in ceiling
void above
WALL TYPE 6:
Acoustic upgrade
of separating wall
MVHR
extract
termination
FLOOR TYPE 2: Thermal
upgrade of existing
suspended timber floor
Utility
extract
Shower-
room extract
WALL TYPE 7:
Pocket sliding
door partition
WALL TYPE 1:
Thermal
upgrade of
existing
external wall
Electric
boiler over
Kitchen
extract
Reinstate
door
CEILING TYPE 1:
Suspended ceiling to
provide acoustic upgrade of
separating floor to flat above
Remove timber panel
of former ATM machine
and reinstate
white-painted timber
door to match adjacent
common stair entrance
door (5 panel design).
Install InvisiTherm
polycarbonate internal
secondary glazing
system to fanlight.
Remove door
and widen
existing opening
WALL TYPE 3: Thermal
upgrade of existing wall
to common stair
FLOOR TYPE 2: Thermal
upgrade of existing
suspended timber floor
CEILING TYPE 1:
Suspended ceiling to
provide acoustic upgrade of
separating floor to flat above
Shelves
Upgrade of party wall to
common stair, suspended
timber floor and ceiling as
per kitchen specification
WALL TYPE 1:
Thermal upgrade
of existing
external wall
WALL TYPE 1: Thermal
upgrade of existing
external wall
CEILING TYPE 1:
Suspended ceiling to
provide acoustic upgrade of
separating floor to flat above
Retain existing ramp
Remove door and
brick-up opening as
per WALL TYPE 5
WALL TYPE 4:
Timber stud partition
Line of replacement
window beyond (dotted)
WALL TYPE 1: Thermal
upgrade of existing external wall
FLOOR TYPE 1:
Thermal upgrade of
existing suspended
timber floor
CEILING TYPE 1:
Suspended ceiling to
provide acoustic upgrade of
separating floor to flat above
CEILING TYPE 1: Suspended
ceiling to provide acoustic upgrade
of separating floor to flat above.
Retain existing cornice above.
Remove safe
door and framing
Electric
boiler
WALL TYPE 7:
Pocket sliding
door partition
MVHR unit
in ceiling
void
WALL TYPE 4:
Timber stud partition
WALL TYPE 7
ECLISSE TELESCOPIC SINGLE POCKET SLIDING
DOOR SYSTEM (OR EQUIVALENT): 
Studs: 45x95mm softwood studs at 600mm centres, with
metal stud proprietary system forming door opening.
Lining: 12.5mm Type A Wallboard plasterboard to hall face
and 12.5mm MR  Wallboard to shower-room face with all
joints well sealed and finished with skim coat and paint
decoration. 
Planter
Planter Planter
MVHR
extract
termination
Planter Planter
Planter Planter
Planter
Outdoor area to be
hard landscaped to
form a garden, with
planters containing
shrubs to provide
privacy screening to
the adjacent car park
Outdoor area to be
hard landscaped to
form a garden, with
planters containing
shrubs to provide
privacy screening to
the adjacent car park
Window
assembly W1
Window W2 (pair) Window W3 Window W4
Window W5
Window W6 (pair)
Window W7 (pair)Window W8
Retain existing windows (W2
pair) and install InvisiTherm
polycarbonate internal
secondary glazing system
Retain existing windows (W3
& W4) and install InvisiTherm
polycarbonate internal
secondary glazing system
Retain existing window (W5). Remove
existing internal shutters and install
InvisiTherm polycarbonate internal
secondary glazing system.
Retain existing window (W8).
Remove window fan and board in
upper pane of top sash and
replace with clear glass. Remove
non-original obscure glass in all 6
panes of lower sash and replace
with clear glass. Install InvisiTherm
polycarbonate internal secondary
glazing system. Remove existing
external security bars.
Remove existing external security
bars and pair of existing non-original
window asemblies containing extract
grilles and timber boards (W7).
Install a pair of white-painted,
timber-framed, single-glazed, sliding
sash-&-case windows (6-over-6
design) with detailing to match
adjacent windows. Install
InvisiTherm polycarbonate internal
secondary glazing system.
0 200 500    1000               2000                                                  5000mm
Neil Dall Architect
51 Woodhall Road
Edinburgh EH13 0HD 
T: 07763 178669
E: neil@neildallarchitect.co.uk    
8 THE SQUARE, ABERFELDY
Title: Proposed Plan & Section
Status: PLANNING
Drwg no:  392/P/06 (GA)   Scale: 1:100@A3
1st issue: 07.04.2025
Revision
Date Description
This drawing is the copyright of Neil Dall
Architect and should not be reproduced in
part or whole without prior permission.
C
Denotes removal of existing building fabric
WALL TYPE 1
THERMAL UPGRADE OF EXISTING EXTERIOR LATH &
PLASTER WALL 
Existing Wall Construction:
Solid stone wall (approx. 600mm thick);
45-75mm timber lath zone;
Dense plaster finish.
Overall wall thickness: 670-700mm
Pre-intervention U-value: approx. 1.5 W.m2K 
Proposed thermal upgrade:
Polystyrene beads, 45-75mm, blown into cavity between
internal plaster linings and external masonry walls.
Anticipated post-intervention U-value: approx. 0.5 - 0.7 W/m2K
FLOOR TYPE 1
THERMAL UPGRADE OF EXISTING TIMBER
SUSPENDED FLOOR TO FLAT 1 (2-BEDROOM): 
Remove carpet and floorboards;
Fix timber battens to the sides of the joists to support the
insulation;
Install 100mm Celotex XR4000 insulation between floor
joists (note: 150mm minimum ventilated void to be
maintained between the underside of the insulation and the
solum);
22mm chipboard substrate;
15mm floor finishes zone.
WALL TYPE 3
THERMAL UPGRADE OF EXISTING WALL BETWEEN
FLAT 2 (1-BEDROOM) AND ADJACENT COMMON STAIR: 
Existing Wall Construction:
Solid brick wall (assumed 215mm thick);
Dense plaster-on-hard finish to common stair face;
Parging and 30mm batten cavity zone;
20mm timber lining boards;
12.5mm plasterboard with skim coat finish.
Pre-intervention U-value: approx. 1.6 W/m2K 
Proposed thermal upgrade:
Polystyrene beads, 30mm, blown into cavity between
internal linings and brick walls.
Anticipated post-intervention U-value: approx. 0.8 W/m2K
FLOOR TYPE 2
THERMAL UPGRADE OF EXISTING TIMBER
SUSPENDED FLOOR TO FLAT 2 (1-BEDROOM): 
Remove carpet and floorboards;
Fix timber battens to the sides of the joists to support the
insulation;
Install 120mm Celotex XR4000 insulation between floor
joists (note: 150mm minimum ventilated void to be
maintained between the underside of the insulation and the
solum);
22mm chipboard substrate;
15mm floor finishes zone.
WALL TYPE 5
INFILL OF OPENINGS IN EXISTING BRICK INTERNAL
WALLS: 
Brick, to Engineer's specification, toothed into existing wall
every third course;
Dense plaster finish either side, to line through with
adjacent wall surfaces;
Note: scrim tape to be applied at junction between old and
new plaster to minimise shrinkage cracking.
WALL TYPE 4
INTERNAL NON-LOADBEARING TIMBER STUD
PARTITIONS: 
45x95mm softwood studs at 600mm centres;
Lining to both faces: 9mm OSB board and 12.5mm Type A
Wallboard plasterboard, finished with skim coat and paint
decoration;
Cavity full-filled with Isowool Acoustic Partition Roll (1200)
between studs.
WALL TYPE 6
ACOUSTIC UPGRADE OF SEPARATING WALL BETWEEN
FLATS: 
Existing full-height brick wall (half-brick thick);
50mm void;
45mmx75mm C16 studs at 600mm centres;
Cavity full-filled with Isowool Acoustic Partition Roll (1200), or
equivalent acoustic quilt insulation, between studs;
Double layer of 12.5mm Type A Wallboard plasterboard
finished with skim coat and paint decoration.
CEILING TYPE 1
SUSPENDED CEILING TO PROVIDE ACOUSTIC UPGRADE
OF EXISTING TIMBER FLOOR TO FLATTED DWELLINGS
ABOVE: 
Remove existing suspended ceiling grid system, where
applicable;
Support existing lath and plaster ceiling with chicken wire,
securely nailed to joists;
Install proprietary MF suspended ceiling system;
80mm acoustic quilt roll insulation laid on ceiling boards;
12.5mm Soundbloc plasterboard ceiling lining with skim coat or
Ames tape finish. 
Note: retain existing decorative cornices above.
WALL TYPE 2
THERMAL UPGRADE OF EXISTING WALL BETWEEN FLAT
1 (2-BEDROOM) AND ADJACENT COMMON STAIR: 
Existing Wall Construction:
Solid brick wall (assumed 215mm thick);
Dense plaster-on-hard finish to both faces;
Overall wall thickness: 260mm
Pre-intervention U-value: approx. 1.6 W/m2K 
Proposed thermal upgrade:
45mmx45mm battens at 600mm centres, with 40mm Celotex
GA4000 insulation between battens;
20mm Celotex GA4000 sheathing insulation over battens to
prevent cold bridge;
Vapour control layer;
12.5mm Type A Wallboard plasterboard to bedroom/ hall and
12.5mm MR Wallboard to bathroom with all joints well sealed
and finished with skim coat and paint decoration.   
Anticipated post-intervention U-value: better than 0.7 W/m2K
OWNERSHIP BOUNDARY KEY:
Application site 
Adjacent property owned by the applicant
D: 11.04.26     Window note added
C: 04.03.26     Windows W1 and W7 amended
B: 25.09.25     Window proposals amended
A: 01.05.25     Window references added
D
Note: window details to be agreed with the
Planning Authority prior to installation
SWP
RWP
RWP
RWP
RWP
RWP
SWP RWP
SWP
WVP/
RWP
RWP
RWP
RWP
GROUND FLOOR PLAN
BEDROOM
(Former Kitchen)
BATHROOM
(Former
WC/ Store)
HALL 
(Former Safe)
VESTIBULE
COMMON
STAIR TO
FLATS ABOVE
COMMON
STAIR TO
FLATS ABOVE
ENTRANCE
TO FLATS
ABOVE
ENTRANCE
TO FLATS
ABOVE
COMMUNAL
BIN STORE
FOR ALL FLATS
COMMUNAL
BIN STORE
FOR ALL FLATS
HOTEL CAR PARK
PEND
B-B
392/P/07
C-C
392/P/07
A-A
392/P/06
HALL
COMMON
STAIR TO
FLATS ABOVE
PEND
SECTION A-A
VESTIBULE
(Former
ATM Room)
KITCHEN/
DINING
(Former Office)
SHOWER-
ROOM
(Former
Part Store)
HALL
LIVING ROOM
(Former Office)
BEDROOM
(Former Office)UTILITY
STORE
LIVING/ KITCHEN
(Former Office)
BEDROOM (Former Office & WC)
UTILITY
AS PROPOSED
ENTRANCE
FLAT 2: 1-BED 
(48m2 GIFA)
ENTRANCE
FLAT 1: 2-BED
(70m2 GIFA)
SHOWER-
ROOM
(Former
Part Store)
UTILITY
(Former
Part Store)
HALL 
(Former Safe)
LIVING/ KITCHEN
(Former Office)
FLAT 2: 1-BEDROOM FLAT 1: 2-BEDROOM
GARDEN
(Providing Outdoor
Clothes Drying Space)
GARDEN
(Providing Outdoor
Clothes Drying Space)
D
REV

Page 37

Electric
boiler
WALL TYPE 7: Pocket
sliding door partition
CEILING TYPE 1: Suspended
ceiling to provide acoustic upgrade
of separating floor to flat above.
Retain existing cornice above.
FLOOR TYPE 2: Thermal
upgrade of existing
suspended timber floor
WALL TYPE 1:
Thermal upgrade
of existing
external wall
Remove doors
and framing
MVHR unit
in ceiling void
Retain existing
entrance doors
CEILING TYPE 1: Suspended
ceiling to provide acoustic upgrade
of separating floor to flat above.
Retain existing cornice above.
FLOOR TYPE 1: Thermal
upgrade of existing
suspended timber floor
Remove timber panel of
former ATM machine and
reinstate white-painted
timber door to match
adjacent common stair
entrance door (5 panel
design). Install InvisiTherm
polycarbonate internal
secondary glazing system
to fanlight.
Retain existing
entrance doors
Upgrade RWP to WVP
by installing cast-iron
swan-neck vent above
gutter level
Remove wall -
install steel post
and beams over
Widen existing opening -
install concrete lintel over
and reinstate door
Form opening - install
concrete lintels over
Outdoor area to be
hard landscaped to
form a garden, with
planters containing
shrubs to provide
privacy screening to
the adjacent car park
Outdoor area to be
hard landscaped to
form a garden, with
planters containing
shrubs to provide
privacy screening to
the adjacent car park
Window assembly W1
Window W2 (pair) Window W3 Window W4 Window W5
Window
assembly W1
Window W8
Window
W6 (pair)
Retain existing windows (W3
& W4) and install InvisiTherm
polycarbonate internal
secondary glazing system
Retain existing windows (W2
pair) and install InvisiTherm
polycarbonate internal
secondary glazing system
Retain existing window (W5). Remove
existing internal secondary glazing and
install InvisiTherm polycarbonate
internal secondary glazing system.
Retain existing window (W8).
Remove window fan and board in
upper pane of top sash and
replace with clear glass. Remove
non-original obscure glass in all 6
panes of lower sash and replace
with clear glass. Install InvisiTherm
polycarbonate internal secondary
glazing system. Remove existing
external security bars.
Retain existing pair of windows
(W6). Remove window fan in upper
sash of one window and replace
obscure glass. Install InvisiTherm
polycarbonate internal secondary
glazing system. Remove existing
external security bars.
Install white-painted, timber-framed, slimline
double-glazed hopper windows in upper
glazed panels and install InvisiTherm
polycarbonate internal secondary glazing
system to remaining windows
Install white-painted, timber-framed, slimline
double-glazed hopper windows in upper
glazed panels and install InvisiTherm
polycarbonate internal secondary glazing
system to remaining windows
This drawing is the copyright of Neil Dall
Architect and should not be reproduced in
part or whole without prior permission.
C
0 200 500    1000               2000                                                  5000mm
Neil Dall Architect
51 Woodhall Road
Edinburgh EH13 0HD 
T: 07763 178669
E: neil@neildallarchitect.co.uk    
8 THE SQUARE, ABERFELDY
Title: Proposed Sections & Elevations
Status: PLANNING
Drwg no:  392/P/07 (GA)   Scale: 1:100@A3
1st issue: 07.04.2025
Revision
Date Description
Denotes removal of existing building fabric
OWNERSHIP BOUNDARY KEY:
Application site
D
D: 11.04.26     Window note added
C: 04.03.26     Window W1 amended
B: 25.09.25     Window proposals amended
A: 01.05.25     Window references added
Note: window details to be agreed with the
Planning Authority prior to installation
ENTRANCEVESTIBULE
HOTEL CAR PARK
FRONT (EAST) ELEVATION SIDE (NORTH) ELEVATION
AS PROPOSED
BEDROOM
(Former Kitchen)
KITCHEN/ DINING
(Former Office)
UTILITY
(Former
Part Store)
SECTION B-B
SECTION C-C
HALL 
(Former Safe)HALL
BATHROOM
(Former
WC/ Store)
FLAT 2: 1-BEDROOM FLAT 1: 2-BEDROOM
GARDEN
(Providing
Outdoor
Clothes
Drying
Space)
GARDEN
(Providing Outdoor
Clothes Drying Space)
D
REV

Page 38

MVHR extract
termination
MVHR intake
termination (re-use
existing extract
core drill if possible)
MVHR
extract
terminationRemove air
conditioning unit
Outdoor area to be
hard landscaped to
form a garden, with
planters containing
shrubs to provide
privacy screening to
the adjacent car park
Window W6 (pair) Window W7 (pair)
Window W8
Retain existing pair of windows
(W6). Remove window fan in upper
sash of one window and replace
obscure glass. Install InvisiTherm
polycarbonate internal secondary
glazing system. Remove existing
external security bars.
Retain existing window (W8).
Remove window fan and board in
upper pane of top sash and
replace with clear glass. Remove
non-original obscure glass in all 6
panes of lower sash and replace
with clear glass. Install InvisiTherm
polycarbonate internal secondary
glazing system. Remove existing
external security bars.
Remove existing external security
bars and pair of existing non-original
window asemblies containing extract
grilles and timber boards (W7).
Install a pair of white-painted,
timber-framed, single-glazed, sliding
sash-&-case windows (6-over-6
design) with detailing to match
adjacent windows. Install
InvisiTherm polycarbonate internal
secondary glazing system.
This drawing is the copyright of Neil Dall
Architect and should not be reproduced in
part or whole without prior permission.
C
0 200 500 1000 2000 5000mm
Neil Dall Architect
51 Woodhall Road
Edinburgh EH13 0HD
T: 07763 178669
E: neil@neildallarchitect.co.uk
8 THE SQUARE, ABERFELDY
Title: Proposed Rear (West) Elevation
Status: PLANNING
Drwg no: 392/P/08 (GA) Scale: 1:100@A3
1st issue: 07.04.2025
Revision
Date Description
Denotes removal of existing building fabric
OWNERSHIP BOUNDARY KEY:
Application site
D
D: 11.04.26 Window note added
C: 04.03.26 Window W7 amended
B: 25.09.25 Window proposals amended
A: 01.05.25 Window references added
Note: window details to be agreed with the
Planning Authority prior to installation
PEND
REAR (WEST) ELEVATION
AS PROPOSED
D
REV

Page 39

This drawing is the copyright of Neil Dall
Architect and should not be reproduced in
part or whole without prior permission. C
Revision
Date Description
8 THE SQUARE, ABERFELDY
Title: Ex. East & North Elevation Windows 
Status: PLANNING
Drwg no:  392/P/09 (DT)             Scale: 1:20@A3
1st issue: 07.04.2025
Neil Dall Architect
51 Woodhall Road
Edinburgh EH13 0HD 
T: 07763 178669
E: mail@neildallarchitect.co.uk    
0  80  200     400                800                                                   2000mm
B
B: 01.05.25   Scale disclaimer updated
A: 17.04.25   Scale bar added
Note:
• Do not scale drawing for construction purposes.
• The purpose of this drawing is solely for of obtaining
Planning Permission/ Listed Building Consent. The
drawing may be suitable for construction purposes but it
may be necessary to augment/and or amend this
information for this purpose. No liability will be accepted
for any omission on this drawing should the drawing be
used for construction purposes.
Existing single-glazed,
timber-framed window
assembly, with high-level
opening hopper
CROSS SECTION (WINDOW W3)
PLAN (WINDOW W3)
INTERIOR ELEVATION (WINDOW W3)
WINDOW TYPE 2
WINDOW REFS: W2
(PAIR), W3, W4, W5
AS EXISTING

Page 40

Revision
Date Description
8 THE SQUARE, ABERFELDY
Title: Prop. East & North Elevation Windows
Status: PLANNING
Drwg no:  392/P/10 (DT)             Scale: 1:20@A3
1st issue: 07.04.2025
Neil Dall Architect
51 Woodhall Road
Edinburgh EH13 0HD 
T: 07763 178669
E: mail@neildallarchitect.co.uk    
0  80  200     400                800                                                   2000mm
D
D: 11.04.26   Window note added
C: 25.09.25   Existing window retained and secondary 
glazing added
B: 01.05.25   Scale disclaimer updated
A: 17.04.25   Scale bar added
This drawing is the copyright of Neil Dall
Architect and should not be reproduced in
part or whole without prior permission. C
Note:
• Do not scale drawing for construction purposes.
• The purpose of this drawing is solely for of obtaining
Planning Permission/ Listed Building Consent. The
drawing may be suitable for construction purposes but it
may be necessary to augment/and or amend this
information for this purpose. No liability will be accepted
for any omission on this drawing should the drawing be
used for construction purposes.
Note: window details to be agreed with
the Planning Authority prior to installation
CEILING TYPE 1
SUSPENDED CEILING TO PROVIDE
ACOUSTIC UPGRADE OF EXISTING
TIMBER FLOOR TO FLATTED
DWELLINGS ABOVE: 
Remove existing suspended ceiling grid
system, where applicable;
Support existing lath and plaster ceiling
with chicken wire, securely nailed to joists;
Install proprietary MF suspended ceiling
system;
80mm acoustic quilt roll insulation laid on
ceiling boards;
12.5mm Soundbloc plasterboard ceiling
lining with skim coat or Ames tape finish. 
Note: retain existing decorative cornices
above undisturbed.
CEILING TYPE 1 - refer to notes
Line of secondary
glazing system ('on
frame' installation)
SECONDARY GLAZING SYSTEM: 
Install internal bespoke and fully reversible
InvisiTherm® polycarbonate, magnetic
secondary glazing system to existing
windows, as follows: 
- Timber beads, painted white, fixed inside
window frame with 1.5mm panel pins. 
- 4mm thick, clear polycarbonate sheet held
in place with magnetic strips fixed to inner
face of beads and outer face of
polycarbonate sheet. 
Note: polycarbonate sheet can be easily
removed with a suction device for window
cleaning and maintenance.
Line of secondary
glazing system ('on
frame' installation)
Line of secondary
glazing system ('on
sash' installation)
CROSS SECTION (WINDOW W3)
PLAN (WINDOW W3)
INTERIOR ELEVATION (WINDOW W3)
WINDOW TYPE 2
WINDOW REFS: W2
(PAIR), W3, W4, W5
AS PROPOSED
D
REV

Page 41

Revision
Date Description
8 THE SQUARE, ABERFELDY
Title: Existing East Elevation Bay Window
Status: PLANNING
Drwg no:  392/P/11 (DT)             Scale: 1:20@A3
1st issue: 07.04.2025
Neil Dall Architect
51 Woodhall Road
Edinburgh EH13 0HD 
T: 07763 178669
E: mail@neildallarchitect.co.uk    
0  80  200     400                800                                                   2000mm
This drawing is the copyright of Neil Dall
Architect and should not be reproduced in
part or whole without prior permission. C
B
B: 01.05.25   Scale disclaimer updated
A: 17.04.25   Scale bar added
Note:
• Do not scale drawing for construction purposes.
• The purpose of this drawing is solely for of obtaining
Planning Permission/ Listed Building Consent. The
drawing may be suitable for construction purposes but it
may be necessary to augment/and or amend this
information for this purpose. No liability will be accepted
for any omission on this drawing should the drawing be
used for construction purposes.
CROSS SECTION
PLAN
EXTERIOR ELEVATION
WINDOW TYPE 1
WINDOW ASSEMBLY W1 
AS EXISTING

Page 42

Revision
Date Description
8 THE SQUARE, ABERFELDY
Title: Proposed East Elevation Bay Window
Status: PLANNING
Drwg no:  392/P/12 (DT)             Scale: 1:20@A3
1st issue: 07.04.2025
Neil Dall Architect
51 Woodhall Road
Edinburgh EH13 0HD 
T: 07763 178669
E: mail@neildallarchitect.co.uk    
0  80  200     400                800                                                   2000mm
D
D: 11.04.26   Window note added
C: 04.03.26   Hopper windows amended
B: 01.05.25   Scale disclaimer updated
A: 17.04.25   Scale bar added
This drawing is the copyright of Neil Dall
Architect and should not be reproduced in
part or whole without prior permission. C
Note:
• Do not scale drawing for construction purposes.
• The purpose of this drawing is solely for of obtaining
Planning Permission/ Listed Building Consent. The
drawing may be suitable for construction purposes but it
may be necessary to augment/and or amend this
information for this purpose. No liability will be accepted
for any omission on this drawing should the drawing be
used for construction purposes.
Note: window details to be agreed with
the Planning Authority prior to installation
SECONDARY GLAZING SYSTEM: 
Install internal bespoke and fully reversible
InvisiTherm® polycarbonate, magnetic
secondary glazing system to existing
windows, as follows: 
- Timber beads, painted white, fixed inside
window frame with 1.5mm panel pins. 
- 4mm thick, clear polycarbonate sheet held
in place with magnetic strips fixed to inner
face of beads and outer face of
polycarbonate sheet. 
Note: polycarbonate sheet can be easily
removed with a suction device for window
cleaning and maintenance.
Line of secondary
glazing system ('on
frame' installation)
Line of secondary
glazing system ('on
frame' installation)
CEILING TYPE 1 -
refer to notes
CEILING TYPE 1
SUSPENDED CEILING TO PROVIDE
ACOUSTIC UPGRADE OF EXISTING
TIMBER FLOOR TO FLATTED
DWELLINGS ABOVE: 
Remove existing suspended ceiling grid
system, where applicable;
Support existing lath and plaster ceiling
with chicken wire, securely nailed to joists;
Install proprietary MF suspended ceiling
system;
80mm acoustic quilt roll insulation laid on
ceiling boards;
12.5mm Soundbloc plasterboard ceiling
lining with skim coat or Ames tape finish. 
Note: retain existing decorative cornices
above undisturbed.
Install white-painted, timber-framed, slimline
double-glazed hopper windows in upper
glazed panels and install InvisiTherm
polycarbonate internal secondary glazing
system to remaining windows
Install white-painted, timber-framed, slimline
double-glazed hopper windows in upper
glazed panels and install InvisiTherm
polycarbonate internal secondary glazing
system to remaining windows
CROSS SECTION
PLAN
EXTERIOR ELEVATION
WINDOW TYPE 1
WINDOW ASSEMBLY W1 
AS PROPOSED
D
REV

Page 43

This drawing is the copyright of Neil Dall
Architect and should not be reproduced in
part or whole without prior permission. C
Revision
Date Description
8 THE SQUARE, ABERFELDY
Title: Existing West Elevation Windows 
Status: PLANNING
Drwg no:  392/P/13 (DT)             Scale: 1:20@A3
1st issue: 01.05.2025
Neil Dall Architect
51 Woodhall Road
Edinburgh EH13 0HD 
T: 07763 178669
E: mail@neildallarchitect.co.uk    
0  80  200     400                800                                                   2000mm
Note:
• Do not scale drawing for construction purposes.
• The purpose of this drawing is solely for of obtaining
Planning Permission/ Listed Building Consent. The
drawing may be suitable for construction purposes but it
may be necessary to augment/and or amend this
information for this purpose. No liability will be accepted
for any omission on this drawing should the drawing be
used for construction purposes.
Existing single-glazed,
timber-framed, sash-&-case
window
Existing suspended ceiling
grid (cornice above assumed)
Line of external security bars
CROSS SECTION (WINDOW W8)
PLAN (WINDOW W8)
INTERIOR ELEVATION (WINDOW W8)
WINDOW TYPE 3
WINDOW REFS: W6
(PAIR), W7 (PAIR), W8
AS EXISTING

Page 44

Revision
Date Description
8 THE SQUARE, ABERFELDY
Title: Proposed West Elevation Windows
Status: PLANNING
Drwg no:  392/P/14 (DT)             Scale: 1:20@A3
1st issue: 01.05.2025
Neil Dall Architect
51 Woodhall Road
Edinburgh EH13 0HD 
T: 07763 178669
E: mail@neildallarchitect.co.uk    
0  80  200     400                800                                                   2000mm
This drawing is the copyright of Neil Dall
Architect and should not be reproduced in
part or whole without prior permission. C
Note:
• Do not scale drawing for construction purposes.
• The purpose of this drawing is solely for of obtaining
Planning Permission/ Listed Building Consent. The
drawing may be suitable for construction purposes but it
may be necessary to augment/and or amend this
information for this purpose. No liability will be accepted
for any omission on this drawing should the drawing be
used for construction purposes.
B
B: 11.04.26   Window note added
A: 25.09.25   Existing window retained and secondary 
glazing added
Note: window details to be agreed with
the Planning Authority prior to installation
CEILING TYPE 1 - refer to notes
Remove external security
bars (dotted in red)
CEILING TYPE 1
SUSPENDED CEILING TO PROVIDE
ACOUSTIC UPGRADE OF EXISTING
TIMBER FLOOR TO FLATTED
DWELLINGS ABOVE: 
Remove existing suspended ceiling grid
system, where applicable;
Support existing lath and plaster ceiling
with chicken wire, securely nailed to joists;
Install proprietary MF suspended ceiling
system;
80mm acoustic quilt roll insulation laid on
ceiling boards;
12.5mm Soundbloc plasterboard ceiling
lining with skim coat or Ames tape finish. 
Note: retain existing decorative cornices
above undisturbed.
SECONDARY GLAZING SYSTEM: 
Install internal bespoke and fully reversible
InvisiTherm® polycarbonate, magnetic
secondary glazing system to existing
windows, as follows: 
- Timber beads, painted white, fixed inside
window frame with 1.5mm panel pins. 
- 4mm thick, clear polycarbonate sheet held
in place with magnetic strips fixed to inner
face of beads and outer face of
polycarbonate sheet. 
Note: polycarbonate sheet can be easily
removed with a suction device for window
cleaning and maintenance.
Line of secondary
glazing system ('on
frame' installation)
Line of secondary
glazing system ('on
frame' installation)
REPLACEMENT WINDOWS (W7 (PAIR)): 
Remove existing non-original window
asemblies containing extract grilles and
timber boards (W7). Install a pair of
white-painted, timber-framed, single-glazed,
sliding sash-&-case windows (6-over-6
design) with detailing to match adjacent
windows.
CROSS SECTION (WINDOW W8)
PLAN (WINDOW W8)
INTERIOR ELEVATION (WINDOW W8)
WINDOW TYPE 3
WINDOW REFS: W6
(PAIR), W7 (PAIR), W8
AS PROPOSED
D
REV
D
REV

Page 45

Title 1
Neil Dall Architect
392_LBC_Schedule_of_Works_Rev_A_2026_04_11.xlsx
8 THE SQUARE, ABERFELDY
Listed Building Consent application reference: 25/00533/LBC
SCHEDULE OF WORKS
(Revision A: 11 April 2026)
Note: The purpose of this schedule is solely for of obtaining Listed Building
Consent. The schedule may be suitable for tender and construction purposes
but it may be necessary to augment/and or amend this information for these
purposes. No liability will be accepted for any omission on this schedule should
the schedule be used for tender or construction purposes.

Page 46

8 The Square, Aberfeldy
1.0 Strip-Out & Removals 2
Neil Dall Architect
392_LBC_Schedule_of_Works_Rev_A_2026_04_11.xlsx
1.0 Location STRIP-OUT & REMOVALS Number Rate TENDER SUM
All the prescribed demolition works to comply with the following:
1) The Health & Safety at Work Act 1974.
2) BS 6187: 2011.
3) The Control of Asbestos Regulations 2012.
• All redundant services to be disconnected and made safe prior to works
commencing.
• All redundant drainage pipework to be cut and capped off.
1.01 Asbestos
Survey
Commission a refurbishment and demolition asbestos survey, as required by
the Control of Asbestos Regs, reg 5(1), before intrusive work disturbing the
fabric of the building takes place, unless there is information/records which
guarantee no asbestos is present. This should be carried out for premises
constructed pre-2000. It applies to refurb work, including any drilling/ cable
channels, and not just demolition.
1.02 Protection
Allow for protective works to existing external entrance doors (pair), ramp and
handrails, water fountain and electrical equipment on The Square. Erect Heras
fencing to define construction site area, ensuring clear access is maintained at
all times to common stairs of flatted dwellings above.
1.03
Carpets/
Floor
Coverings
Lift and dispose of all existing carpets and all other floor coverings (vinyl, tiles,
entrance matwell) throughout property. Note: internal ramp is to be retained
unaltered.
1.04 Fixtures &
Fittings
Remove and dispose of all non-original fixtures and fittings, such as blinds,
shelving, cabinets, furniture, and fire alarm signage/ equipment. Refer to
electrician and plumber regarding disconnection of services to kitchen. Remove
and dispose of kitchen units and worktop.
1.05 Suspended
Ceilings
Refer to electrician for disconnection and removal of existing light fittings. Take
down and dispose of all non-original suspended ceiling grids to property.
1.06 Internal
Doors
Take down and dispose of all non-original internal doors to property as indicated
(11No), including safe door. Retain architraves to original door openings to be
retained unaltered.
1.07 Internal
Partitions
Take down and dispose of all non-original non-loadbearing internal stud
partitions to property, as marked on drawings, including glazed partitions
forming interview room and timber stud partitions forming offices and WCs.
1.08 Former ATM Remove and dispose of external timber panel of former ATM machine room.
Note: panel is to be replaced by a new entrance door to Flat 2.
1.09 Window W1 Carefully remove and dispose of glazing in 2No upper panels of window
assembly to bay window. Panels to be replaced with opening casements.
1.11
Windows
W6 (pair),
W7 (pair), &
W8
Refer to electrician for disconnection and removal of existing extract fans and
air-conditioning unit. Carefully remove and dispose of external metal security
bars to 5No window openings. Carefully remove and dispose of pair of non-
original single-glazed, timber-framed, window assemblies to W7 on rear (west)
elevation.
TOTAL FOR 1.0 STRIP-OUT & REMOVALS - TO SUMMARY £0.00

Page 47

8 The Square, Aberfeldy
2.0 Builder 3
Neil Dall Architect
392_LBC_Schedule_of_Works_Rev_A_2026_04_11.xlsx
Ref. Location 2.0 BUILDERWORK & STRUCTURAL ALTERATIONS Number Rate TENDER
SUM
2.01 Former
Safe
Form opening in front (east) wall of safe. Adequately needle & prop existing
structure over down to solid bearing. Saw-cut down / remove section of wall.
Install new Robeslee Type 'C' lintels (100x145mm), number to suit wall
thickness. Lintels to bear on 2no. Type E (100mm x 100mm) Robeslee lintels
(length to suit overall wall width) to be placed as bearing pads. Bearing pads to
be placed on bed of 1:3 s/c mortar to ensure full and equal bearing onto
existing masonry below.
2.02
Infill of
Former
Door
Openings
Carefully remove and set aside existing door architraves for re-use. Infill 3 No
former door openings by removing existing door standards and infilling with
brick, to Engineer's specification, toothed into existing wall every third course.
Note: door opening of former WC to have existing lintel over removed and to be
infilled prior to the adjacent structural works. Refer to 'plaster sheet' for bonding
and finishing coats.
2.03
Widening
of Door
Openings
Widen 2No door adjacent door openings to rear bedroom and bathroom of Flat
1. Adequately needle & prop existing structure over down to solid bearing. Saw-
cut down / remove section of wall. Install new Robeslee Type 'C' lintels
(100x145mm), number to suit wall thickness. Lintels to bear on 2no. Type E
(100mm x 100mm) Robeslee lintels (length to suit overall wall width) to be
placed as bearing pads. Bearing pads to be placed on bed of 1:3 s/c mortar to
ensure full and equal bearing onto existing masonry below.
2.04 Flat 1
Bathroom
Refer to electrician for removal of redundant electrical equipment prior to
commencement of the removal of 2No loadbearing walls to form bathroom.
Adequately needle & prop existing structure over down to solid bearing. Saw-
cut down / remove section of wall. Install 2No 178x102x19UB steel beams
bearing on 2No padstones on existing walls and 1No 100x50x10PFC post
installed on 400mm long padstone on existing basecourse. Post bolted to face
of existing wall using M12 resin anchors at 600mm vertical centres and have a
capping plate to support the 178UB steel beam over.
2.05 External
Step
Supply and install red sandstone step as a threshold to the reinstated door
opening to Flat 2.
2.06
External
Land-
scaping
Supply and install Indian sandstone slabs to rear garden area, with permeable
pointing compound and gravel border adjacent to rear wall of property and
outbuildings.
2.07 Core Drills
Form 3No. 150mm diameter core drills through external walls for MVHR intake
and extract terminations; 2No. 125mm and 1No 75mm diameter cores for
drainage pipework; and 2No. 25mm diameter cores for boiler pressure relief
pipework. Note: existing extract core drill adjacent to window W8 is to be re-
used for MVHR intake.
2.08 Making
Good
Builder repairs generally: allow for making good stonework at removals, new
services terminations, and drainage pipework alterations on rear (west)
elevation; drainage pipework alteration on side (north) elevation; new door
installation on front (east) elevation; and at new window installations.
TOTAL FOR 2.0 BUILDERWORK - TO SUMMARY £0.00

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8 The Square, Aberfeldy
3.0 Joinery 4
Neil Dall Architect
392_LBC_Schedule_of_Works_Rev_A_2026_04_11.xlsx
3.0 Location JOINERY Area Rate TENDER SUM
First Fix Timberwork, Plasterboard
3.01 FLOOR
TYPE 1
THERMAL UPGRADE OF EXISTING TIMBER SUSPENDED FLOOR TO FLAT 1
(2-BEDROOM):
Remove floorboards;
Fix timber battens to the sides of the joists to support the insulation;
Install 100mm Celotex XR4000 insulation between floor joists (note: 150mm
minimum ventilated void to be maintained between the underside of the
insulation and the solum);
22mm chipboard substrate.
3.02 FLOOR
TYPE 2
THERMAL UPGRADE OF EXISTING TIMBER SUSPENDED FLOOR TO FLAT 2
(1-BEDROOM):
Remove floorboards;
Fix timber battens to the sides of the joists to support the insulation;
Install 120mm Celotex XR4000 insulation between floor joists (note: 150mm
minimum ventilated void to be maintained between the underside of the
insulation and the solum);
22mm chipboard substrate.
3.03 WALL
TYPE 1
THERMAL UPGRADE OF EXISTING EXTERIOR LATH & PLASTER WALLS:
Existing Wall Construction:
Solid stone wall (approx. 600mm thick);
45-75mm timber lath zone;
Dense plaster finish.
Overall wall thickness: 670-700mm
Pre-intervention U-value: approx. 1.5 W.m2K
Proposed thermal upgrade:
Polystyrene beads, 45-75mm, blown into cavity between internal plaster linings
and external masonry walls.
3.04 WALL
TYPE 2
THERMAL UPGRADE OF EXISTING WALL BETWEEN FLAT 1 (2-BEDROOM)
AND ADJACENT COMMON STAIR:
Existing Wall Construction:
Solid brick wall (assumed 215mm thick);
Dense plaster-on-hard finish to both faces;
Overall wall thickness: 260mm
Pre-intervention U-value: approx. 1.6 W/m2K
Proposed thermal upgrade:
45mmx45mm battens at 600mm centres, with 40mm Celotex GA4000 insulation
between battens;
20mm Celotex GA4000 sheathing insulation over battens to prevent cold bridge;
Vapour control layer;
12.5mm Type A Wallboard plasterboard to bedroom/ hall and 12.5mm MR
Wallboard to bathroom with all joints well sealed. 
Anticipated post-intervention U-value: better than 0.7 W/m2K

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8 The Square, Aberfeldy
3.0 Joinery 5
Neil Dall Architect
392_LBC_Schedule_of_Works_Rev_A_2026_04_11.xlsx
3.05 WALL
TYPE 3
THERMAL UPGRADE OF EXISTING WALL BETWEEN FLAT 2 (1-BEDROOM)
AND ADJACENT COMMON STAIR:
Existing Wall Construction:
Solid brick wall (assumed 215mm thick);
Dense plaster-on-hard finish to common stair face;
Parging and 30mm batten cavity zone;
20mm timber lining boards;
12.5mm plasterboard with skim coat finish.
Pre-intervention U-value: approx. 1.6 W/m2K
Proposed thermal upgrade:
Polystyrene beads, 30mm, blown into cavity between internal linings and brick
walls.
Anticipated post-intervention U-value: approx. 0.8 W/m2K
3.06 WALL
TYPE 4
INTERNAL NON-LOADBEARING TIMBER STUD PARTITIONS:
45x95mm softwood studs at 600mm centres;
Lining to both faces: 9mm OSB board and 12.5mm Type A Wallboard
plasterboard;
Cavity full-filled with Isowool Acoustic Partition Roll (1200) between studs.
3.07 WALL
TYPE 5
INFILL OF OPENINGS IN EXISTING BRICK INTERNAL WALLS:
Refer to 'Builder' sheet
3.08 WALL
TYPE 6
ACOUSTIC UPGRADE OF SEPARATING WALL BETWEEN FLATS:
Existing full-height brick wall (half-brick thick);
50mm void;
45mmx75mm C16 studs at 600mm centres;
Cavity full-filled with Isowool Acoustic Partition Roll (1200), or equivalent
acoustic quilt insulation, between studs;
Double layer of 12.5mm Type A Wallboard plasterboard..
3.09 WALL
TYPE 7
ECLISSE TELESCOPIC SINGLE POCKET SLIDING DOOR SYSTEM (OR
EQUIVALENT):
Studs: 45x95mm softwood studs at 600mm centres, with metal stud proprietary
system forming door opening.
Lining: 12.5mm Type A Wallboard plasterboard to hall face and 12.5mm MR
Wallboard to shower-room face with all joints well sealed.
3.10 CEILING
TYPE 1
SUSPENDED CEILING TO PROVIDE ACOUSTIC UPGRADE OF EXISTING
TIMBER FLOOR TO FLATTED DWELLINGS ABOVE:
Remove existing suspended ceiling grid system, where applicable;
Support existing lath and plaster ceiling with chicken wire, securely nailed to
joists;
Install proprietary MF suspended ceiling system;
80mm acoustic quilt roll insulation laid on ceiling boards;
12.5mm Soundbloc plasterboard ceiling lining.
Note: retain existing decorative cornices above.
3.11 Joinery
Repairs
Joinery repairs generally: allow for patching and joinery repairs at downtakings,
structural alterations, new services installations and for general repairs.
External Door & Windows
3.12
Flat 2
Entrance
Door
Supply and install white-painted timber door to match adjacent common stair
entrance door (5 panel design). Install InvisiTherm polycarbonate internal
secondary glazing system to fanlight.
3.13
Window
Assembly
W1
Supply and install 2No white-painted, timber-framed, slimline double-glazed
hopper windows in upper glazed panels and install InvisiTherm polycarbonate
internal secondary glazing system to remaining windows. Note: window details
to be agreed with the Planning Authority prior to installation.
3.14 Window
W2 (pair) Install InvisiTherm polycarbonate internal secondary glazing system.
3.15 Window
W3 Install InvisiTherm polycarbonate internal secondary glazing system.

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8 The Square, Aberfeldy
3.0 Joinery 6
Neil Dall Architect
392_LBC_Schedule_of_Works_Rev_A_2026_04_11.xlsx
3.16 Window
W4 Install InvisiTherm polycarbonate internal secondary glazing system.
3.17 Window
W5 Install InvisiTherm polycarbonate internal secondary glazing system.
3.18 Window
W6 (pair)
Remove window fan in upper sash of one window (by electrician) and replace
obscure glass. Install InvisiTherm polycarbonate internal secondary glazing
system.
3.19 Window
W7 (pair)
Supply and install pair of white-painted, timber-framed, single-glazed, sliding
sash-&-case windows (6-over-6 design) with detailing to match adjacent
windows. Install InvisiTherm polycarbonate internal secondary glazing system.
Note: window details to be agreed with the Planning Authority prior to
installation.
3.20 Window
W8
Remove window fan and board in upper pane of top sash and replace with clear
glass. Remove non-original obscure glass in all 6 panes of lower sash and
replace with clear glass. Install InvisiTherm polycarbonate internal secondary
glazing system.
Internal Doors
3.21 Flat 1
Living
Retain existing glazed door (frame to be painted). Remove self-closing device
and pull handles. Allow for new lever handles.
3.22
Flat 1
Side
(North)
Bedroom
Supply and install 838 x 1981mm, flush solid-core door in new stud partition.
Allow for new door standards, stops, satin chrome hinges, and lever handles.
3.23
Flat 1
Utility
Store
Supply and install pair of flush, solid-core doors to utility store (610w x 1980h).
Allow for new door standards, stops, satin chrome hinges, and roller catches.
3.24 Flat 1
Bathroom
Supply and install 838 x 1981mm, flush, solid-core door in enlarged opening.
Allow for new door standards, stops, satin chrome hinges, lever handles, and
bathroom lock.
3.25
Flat 1
Rear
(East)
Bedroom
Supply and install 838 x 1981mm, flush, solid-core door in enlarged opening.
Allow for new door standards, stops, satin chrome hinges, and lever handles.
3.26 Flat 2
Vestibule
Supply and install 838 x 1981mm, Pattern 10 glazed door in existing opening.
Allow for new door standards, stops, satin chrome hinges, and lever handles.
3.27
Flat 2
Kitchen/
Dining
Retain existing flush door (to be painted). Remove self-closing device, lever
handles, and kickplate. Allow for new lever handles.
3.28
Flat 2
Shower-
room
Allow for flush, solid-core sliding door, if system described in WALL TYPE 7
does not come complete with door. 800mm clear opening width. Allow for finger
pull, recessed finger grip plate, and bathroom lock in in satin chrome.
3.29 Flat 2
Bedroom
Retain existing flush door (to be painted). Remove self-closing device, lever
handles, and kickplate. Allow for new lever handles.
3.30 Flat 2
Living
Supply and install 838 x 1981mm, Pattern 10 glazed door in existing opening.
Allow for new door standards, stops, satin chrome hinges, and lever handles.
Skirtings and Facings
3.31 Flat 1
Vestibule
Remove remaining lengths of skirting following alterations including door
opening infill. Supply and install redwood or MDF skirting (ogee) to all walls.
Retain existing architrave to living room door opening.
3.32 Flat 1 Hall
Remove remaining lengths of skirting following alterations, including widening of
door openings. Supply and install redwood or MDF skirting (ogee) to all walls
and utility store interior. Supply and install redwood or MDF architrave (ogee) to
hall face of utility store door opening. Fit salvaged architrave to hall face of 2No
bedroom and bathroom door openings.
3.33 Flat 1
Living
Remove remaining lengths of skirting following removals, including skirting
trunking. Supply and install redwood or MDF skirting (ogee) to all walls. Retain
existing architrave to living room door opening.

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8 The Square, Aberfeldy
3.0 Joinery 7
Neil Dall Architect
392_LBC_Schedule_of_Works_Rev_A_2026_04_11.xlsx
3.34
Flat 1
Side
(North)
Bedroom
Remove remaining lengths of skirting following removals, including skirting
trunking. Supply and install redwood or MDF skirting (ogee) to all walls. Fit
salvaged architrave to room face of enlarged door opening.
3.35
Flat 1
Utility
Store
Remove remaining lengths of skirting following removals, including skirting
trunking. Supply and install redwood or MDF skirting (ogee) to all walls. Supply
and install redwood or MDF architrave (ogee) to interior face of door opening
3.36 Flat 1
Bathroom
Remove remaining lengths of skirting following removals, including skirting
trunking. Supply and install redwood or MDF skirting (ogee) to all walls. Fit
salvaged architrave to room face of enlarged door opening.
3.37
Flat 1
Rear
(East)
Bedroom
Remove remaining lengths of skirting following removals, including skirting
trunking. Supply and install redwood or MDF skirting (ogee) to all walls. Fit
salvaged architrave to room face of enlarged door opening.
3.38 Flat 2
Vestibule
Remove remaining length of skirting to exterior wall following removals. Supply
and install redwood or MDF skirting (pencil round) to external wall. Supply and
install redwood or MDF facing (pencil round) to external door opening.
3.39 Flat 2 Hall
Remove remaining lengths of skirting following removals, including skirting
trunking. Supply and install redwood or MDF skirting (pencil round) to walls
affected by removals and new stud partitions. Supply and install redwood or
MDF facing (pencil round) to enlarged door opening to utility/ shower-room and
living room door opening.
3.40 Flat 2
Kitchen
Remove remaining lengths of skirting following removals, including skirting
trunking. Supply and install redwood or MDF skirting (pencil round) to walls
affected by removals.
3.41 Flat 2
Utility
Remove existing skirting to all walls. Supply and install redwood or MDF skirting
(pencil round) to walls without units. Supply and install redwood or MDF facing
(pencil round) to interior face of hall door opening and shower-room door
opening.
3.42
Flat 2
Shower-
room
Remove existing skirting to all walls. Supply and install redwood or MR MDF
skirting (pencil round) to all walls not covered by sanitary fittings. Supply and
install redwood or MDF facing (pencil round) to sliding door opening.
3.43 Flat 2
Bedroom
Remove existing skirting to all walls. Supply and install redwood or MDF skirting
(pencil round) to all walls.
3.44 Flat 2
Living
Remove remaining lengths of skirting following removals, including skirting
trunking. Supply and install redwood or MDF skirting (pencil round) to walls
affected by removals and new stud partitions. Supply and install redwood or
MDF facing (pencil round) to new door opening.
Kitchen/ Utility
3.45 Flat 1
Kitchen
Supply and install kitchen units, worktop and appliances (specification to be
confirmed). Quartz worktop to be templated, supplied, and installed by kitchen
supplier.
3.46 Flat 1
Utility
Supply and install utility units, laminate worktop and appliances (specification to
be confirmed).
3.47 Flat 2
Kitchen
Supply and install kitchen units, worktop and appliances (specification to be
confirmed). Quartz worktop to be templated, supplied, and installed by kitchen
supplier.
3.48 Flat 2
Utility
Supply and install utility units, laminate worktop and appliances (specification to
be confirmed).
Sundry Joinerwork
3.49 Flat 1 Hall Supply and install a proprietary hatch in suspended ceiling to allow access to
MVHR equipment in ceiling void.
3.50 Flat 1
Bathroom
Form of a part-height stud partition/ bulkhead between bath and shower
enclosure.
3.51 Flat 2 Hall Supply and install a proprietary hatch in suspended ceiling to allow access to
MVHR equipment in ceiling void.

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8 The Square, Aberfeldy
3.0 Joinery 8
Neil Dall Architect
392_LBC_Schedule_of_Works_Rev_A_2026_04_11.xlsx
3.52
Flat 2
Shower-
room
Form of a bulkhead to accommodate cold and cold water pipework and a
shelved recess adjacent to the shower enclosure.
Floor Substrates (in addition to new chipboard) & Floor Finishes
3.53
Flat 1
Vestibule,
Hall,
Utility,
Living/
Kitchen,
& Bath
Supply and install 9mm ply overlay to new chipboard to take LVT floor finish.
3.54 Flat 1
Bedrooms Carpet with underlay to be fitted to new chipboard substrate
3.55
Flat 2
Vestibule,
Hall,
Kitchen,
Utility, &
Shower-
room
Supply and install 9mm ply overlay to new chipboard to take LVT floor finish.
3.56
Flat 2
Bedroom
& Living
Carpet with underlay to be fitted to new chipboard substrate
3.0 JOINERY TOTAL - TO SUMMARY £0.00

Page 53

8 The Square, Aberfeldy
4.0 Plaster 9
Neil Dall Architect
392_LBC_Schedule_of_Works_Rev_A_2026_04_11.xlsx
4.0 Location PLASTERWORK Number Rate TENDER
SUM
Plaster
4.01 Skim coat Skim coat finish to all new Wallboard plasterboard to walls (WALL TYPES 2, 3, 4, 6, and 7 and
ceilings (CEILING TYPE 1).
4.02 Dense
Plaster
Dense plaster finish either side of infilled living room opening (WALL TYPE 5), to line through with
adjacent wall surfaces. Note: scrim tape to be applied at junction between old and new plaster to
minimise shrinkage cracking.
4.03 Plaster
Repairs
In addition to the skim coat and dense plaster noted above, allow a provisional sum for minor
plasterwork repairs at downtakings, alterations and new services installations.
4.0 PLASTER TOTAL - TO SUMMARY £0.00

Page 54

8 The Square, Aberfeldy
5.0 Electrical 10
Neil Dall Architect
392_LBC_Schedule_of_Works_Rev_A_2026_04_11.xlsx
5.00 Location ELECTRICAL Number Rate TENDER SUM
Electrical Safety
Electrical installations are to be designed, constructed and installed in
accordance with BS 7671:2018+A2:2022
Circuits designed to operate at or below low voltages (50 Volts AC or 120 Volts
DC) should be protected against direct and indirect contact with any other
circuit operating higher than at extra-low voltage.
Bathroom light fittings to be IP65 rated low voltage downlights - circuit to be
protected from contact with all other circuits.
General
Electrical Installation as per drawing (all fittings are to be white plastic). Groups
of sockets/switches to be butted. Note: All decorative light fittings to be client
supplied - allow for fitting only.
Outlets and controls of electrical fixtures and systems should be positioned at
least 350 mm from any internal corner, projecting wall or similar obstruction and,
unless the need for a higher location can be demonstrated, not more than 1.2 m
above floor level. This would include fixtures such as sockets, switches and
timer controls or programmers. Within this height range light switches should be
positioned at a height of between 900 mm and 1.1 m above floor level.
Standard switched or unswitched socket outlets and outlets for other services
such as telephone or television should be positioned at least 400 mm above
floor level. Above an obstruction, such as a worktop, fixtures should be at least
150 mm above the projecting surface. Where socket outlets are concealed,
such as to the rear of white goods in a kitchen , separate switching should be
provided in an accessible position, to allow appliances to be isolated.
5.01 Removals
Redundant wiring, conduit and accessories to be removed, including security
system and commercial electrical equipment in store (proposed Flat 1
bathroom).
5.02 Electricity
supplies
Liaise with SP Powersystems regarding single-phase electricity supplies and
meters to each property. Location of meter and fuseboards to be in discussion
with SP Powersystems.
5.03 Telephone/
Broadband
Liaise with BT/ Virgin Media regarding incoming phone and broadband
connection to each property. Location of master socket to be in discussion with
supplier.
5.04 General Allow for earth bonding all new/existing pipework.
5.05 General Electrical testing and certification on completion of the works.
5.06 Flat 1
Vestibule Pendant light (1-way switching) 1
5.07 " Light switch 1
5.08 " Double socket outlet (low level) 1
5.09 " Mains operated smoke detector, interlinked to other smoke/ heat detectors. 1
5.10 " Electric panel radiator with integral thermostat and timber control and isolator
switch. 1
5.11 Flat 1 Hall Pendant light (3-way switching) 3
5.12 " Light switches 3
5.13 " Double socket outlet (low level) 1
5.14 " Mains operated smoke detector, interlinked to other smoke/ heat detectors. 1
5.15 " Electric panel radiator with integral thermostat and timber control and isolator
switch. 1
5.16
Flat 1
Living/
Kitchen
Pendant lights (1-way switching) 3
5.17 " Under-unit lights (1-way switching) 3
5.18 " Light switches 2
5.19 " Double socket outlets (high level) 3
5.20 Double socket outlets (low level) 3
5.21 " 13amp fused switch point with indicator light to remote socket (fridge/ freezer,
oven, induction hob, dishwasher). 4
5.22 " Mains operated heat detector, interlinked to other smoke detectors. 1
5.23 " Mains operated smoke detector, interlinked to other smoke/ heat detectors. 1

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8 The Square, Aberfeldy
5.0 Electrical 11
Neil Dall Architect
392_LBC_Schedule_of_Works_Rev_A_2026_04_11.xlsx
5.24 " TV point 1
5.25 " Phone point 1
5.26 " Electric panel radiator with integral thermostat and timber control and isolator
switch. 1
5.27
Side
(North)
Bedroom
Pendant light (1-way switching) 1
5.28 " Light switch 1
5.29 " Double socket outlet (low level) 4
5.30 " TV point 1
5.31 " Electric panel radiator with integral thermostat and timber control and isolator
switch. 1
5.32 Utility
Store Pendant light (1-way switching) 1
5.33 " Light switch 1
5.34 " Double socket outlets (high level) 1
5.35 " 13amp fused switch point with indicator light to remote socket (washing
machine, tumble dryer). 2
5.36 " Supply to electric boiler (refer to plumber sheet) with switched fused
connection. 1
5.37 Bathroom Pendant lights (1-way switching) 2
5.38 " Light switch (in hall) 1
5.39 " 13amp fused switch point with indicator light to remote spur for mirror light/ heat
pad. 1
5.40 " Supply for towel rail with 13amp fused switch point with indicator light 1
5.41 " 13amp fused switch point with indicator light to remote spur for electric shower. 1
5.42
Rear
(West)
Bedroom
Pendant light (1-way switching) 1
5.43 " Light switch 1
5.44 " Double socket outlet (low level) 4
5.45 " TV point 1
5.46 " Electric panel radiator with integral thermostat and timber control and isolator
switch. 1
5.47 Flat 1
MVHR
Specialist contractor to supply and install MVHR unit (specification TBC)
located in ceiling void above inner hall with all intake and extract ducting,
switching (for kitchen, utility, and bathroom extraction), and isolator switch in
utility store.
1
5.48 Flat 2
Vestibule Pendant light (1-way switching) 1
5.49 " Light switch 1
5.50 " Double socket outlet (low level) 1
5.51 " Mains operated smoke detector, interlinked to other smoke/ heat detectors. 1
5.52 Flat 2 Hall Pendant light (3-way switching) 3
5.53 " Light switches 3
5.54 " Double socket outlet (low level) 2
5.55 " Mains operated smoke detector, interlinked to other smoke/ heat detectors. 1
5.56 " Electric panel radiator with integral thermostat and timber control and isolator
switch. 1
5.57 Flat 2
Kitchen Pendant lights (1-way switching) 1
5.58 " Under-unit lights (1-way switching) 3
5.59 " Light switches 2
5.60 " Double socket outlets (high level) 3
5.61 " Double socket outlets (low level) 3
5.62 " 13amp fused switch point with indicator light to remote socket (fridge/ freezer,
oven, induction hob, dishwasher). 4
5.63 " Mains operated heat detector, interlinked to other smoke/ heat detectors. 1
5.64 " TV point 1
5.65 " Phone point 1

Page 56

8 The Square, Aberfeldy
5.0 Electrical 12
Neil Dall Architect
392_LBC_Schedule_of_Works_Rev_A_2026_04_11.xlsx
5.66 " Electric panel radiator with integral thermostat and timber control and isolator
switch. 1
5.67 Flat 2
Utility Pendant light (1-way switching) 1
5.68 " Light switch 1
5.69 " Double socket outlets (high level) 1
5.70 " 13amp fused switch point with indicator light to remote socket (washing
machine, tumble dryer). 2
5.71 " Supply to electric boiler (refer to plumber sheet) with switched fused
connection. 1
5.72
Flat 2
Shower-
room
Pendant lights (1-way switching) 1
5.73 " Light switch (in utility) 1
5.74 " 13amp fused switch point with indicator light to remote spur for mirror light/ heat
pad. 1
5.75 " Supply for towel rail with 13amp fused switch point with indicator light 1
5.76 " 13amp fused switch point with indicator light to remote spur for electric shower. 1
5.77 Flat 2
Bedroom Pendant light (1-way switching) 1
5.78 " Light switch 1
5.79 " Double socket outlet (low level) 4
5.80 " TV point 1
5.81 " Electric panel radiator with integral thermostat and timber control and isolator
switch. 1
5.82 Flat 2
Living Pendant light (1-way switching) 1
5.83 " Light switch 1
5.84 " Double socket outlet (low level) 5
5.85 " TV point 1
5.86 " Mains operated smoke detector, interlinked to other smoke/ heat detectors. 1
5.87 " Electric panel radiator with integral thermostat and timber control and isolator
switch.
5.88 Flat 2
MVHR
Specialist contractor to supply and install MVHR unit (specification TBC)
located in ceiling void above hall with all intake and extract ducting, switching
(for kitchen, utility, and shower-room extraction), and isolator switch in utility.
5.89 Phone/
Broadband
Allow sum for liaison with Virgin Media regarding existing incoming telephone
and broadband supply (in living room).
5.90 BWICS Allow sum for cutting chases for new cabling and joinery (lifting floorboards etc)
associated with the above work. Note: refer to builderwork for core drills.
5.0 ELECTRICAL TOTAL - TO SUMMARY £ £0.00

Page 57

8 The Square, Aberfeldy
6.0 Plumbing 13
Neil Dall Architect
392_LBC_Schedule_of_Works_Rev_A_2026_04_11.xlsx
6.00 Location PLUMBING/ HEATING Number Rate TENDER
SUM
Surface/ rainwater drainage to be in accordance with BS EN 12056, 3, 2000.
Rainwater provisions to be in accordance with BS EN 12056, Pt 1, 2000.
New sanitary pipework (internal) to be in accordance with BS EN 12056, 2,
2000.New sanitary pipework (internal) to be in accordance with BS EN 12056, 2,
2000.
REMOVALS
Carefully take down and remove the following (unless stated otherwise),
disconnecting and capping off redundant drainage and water pipework as
appropriate. Property to be fully re-plumbed.
6.01 Former
WCs Disconnect and dispose of 2 No toilets and 2 No wash basins.
6.02 Former
Kitchen
Disconnect and dispose of sink. Liaise with Scottish Water regarding the
removal of water meter on incoming supply.
Heating
6.03 Mains
water
Mains water pipework size and entry location to be checked prior to
commencement of works. Shut-off valve to be retained in Flat 2 bedroom. Liaise
with Scottish Water regarding a new water main supply to Flat 1. Location of
shut-off valve to be agreed with Scottish Water (assume bathroom at present).
6.04 Flat 1
Boiler
Supply and install wall mounted electric water heating boiler in utility store
(specification TBC). Pressure relief pipe to connect to a visible trapped tundish
and to kitchen sink drainage branch pipework. Refer to 'electrical' sheet for
power supply and isolator switch.
6.05 Flat 2
Boiler
Supply and install wall mounted electric water heating boiler in utility
(specification TBC). Pressure relief pipe to connect to a visible trapped tundish
and to washing machine drainage branch pipework. Refer to 'electrical' sheet for
power supply and isolator switch.
6.06 Radiators Refer to 'electrical' sheet for the supply and installation of electric radiators
throughout both properties.
Hot and Cold Water
6.07 Hall Store Run new cold supply to washing machine location.
6.08 Kitchen Run new hot and cold supplies to sink, dishwasher, and washing machine
locations.
6.09 Shower-
room
Run new hot and mains cold supply pipework to thermostatic shower valve and
basin; new mains cold supply to toilet.
6.10 External
Tap Run mains cold supply to external tap teed from kitchen sink.
Underground Drainage Survey
6.11 Allow sum for an CCTV survey of the existing underground drainage pipework to
the west of the house.
External Above Ground Drainage
6.12 Flat 1
Kitchen
Upgrade RWP to WVP on side (north) elevation by installing cast-iron swan-
neck vent above gutter level. Branch connection to be formed at low-level from
Flat 1 kitchen sink and hand hole access to be formed at base of stack.
Proprietary plastic to cast-iron connector to be installed in solum void below
living/ kitchen.
6.13 Flat 1
Bathroom
Supply and install 1No 110mm diameter cast-iron soil waste pipe, c/w hand
access at base, from bathroom to existing soil stack with proprietary
connector. Hand-hole access point to be installed at base of stack. Plastic to
cast-iron connection to be formed below existing floor.

Page 58

8 The Square, Aberfeldy
6.0 Plumbing 14
Neil Dall Architect
392_LBC_Schedule_of_Works_Rev_A_2026_04_11.xlsx
6.14
Flat 2
Kitchen/
Shower-
room
Supply and install 1No 110mm diameter cast-iron soil waste pipe, c/w hand
access at base, from kitchen/ shower-room to existing soil stack with
proprietary connector. Hand-hole access point to be installed at base of stack.
Plastic to cast-iron connection to be formed below existing floor.
Internal Drainage
6.15
Flat 1
Kitchen/
Utility
Connect kitchen sink, dishwasher and washing to new cast-iron branch
described above with a 50mm ABS underfloor waste branch with 38mm ABS pop-
ups to sink and washing machine formed with proprietary y-branches below floor
level. 50mm AAV to be installed at end of line, accessible and vented in base
unit adjacent to washing machine in utility.
6.16 Flat 1
Bathroom
Connect toilet to 110mm uPVC under-floor soil line to new cast-iron branch
(described above) with y-branch. Connect basin (32mm ABS), bath (38mm
ABS), and shower (38mm ABS) to 50mm ABS under-floor combined waste with y-
branches. 50mm waste to connection to 110mm uPVC soil branch with
proprietary connector. 50mm AAV to be located in bulkhead between bath and
shower enclosure.
6.17
Flat 2
Kitchen &
Shower-
room
Connect toilet to 110mm uPVC under-floor soil line to new cast-iron branch
(described above) with y-branch. Connect basin (32mm ABS), shower (38mm
ABS), washing machine (38mm ABS), and kitchen sink (38mm ABS) to 110mm
uPVC under-floor combined waste and foul pipe with y-branches. 50mm AAV to
be located below kitchen sink.
Sanitary Fittings
6.18
Flat 1
Utility
Store
Supply and install washing machine.
6.19 Flat 1
Kitchen Supply and install sink and dishwasher
6.20 Flat 1
Bathroom
Supply and install sanitaryware: close coupled toilet, basin c/w taps, bath c/w
taps and side panel, shower tray, shower screen and thermostatic shower
valve.
6.21 Flat 2
Utility Supply and install washing machine.
6.22 Flat 2
Kitchen Supply and install sink and dishwasher
6.23
Flat 2
Shower-
room
Supply and install sanitaryware: close coupled toilet, basin c/w taps, shower
tray, shower screen and thermostatic shower valve.
Builderwork/ Joinery in connection with services
6.24 BWICS Allow for cutting chases for new pipework and joinery (lifting floorboards etc)
associated with the above work.
6.0 PLUMBING/ HEATING TOTAL - TO SUMMARY £0.00

Page 59

8 The Square, Aberfeldy
7.0 Tiling 15
Neil Dall Architect
392_LBC_Schedule_of_Works_Rev_A_2026_04_11.xlsx
7.00 Location TILING Area Rate TENDER
Wall Tiles
7.01 Flat 1
Kitchen
Supply and install ceramic wall tiles (assume 100x100mm module size) to
kitchen between worktop and underside of wall cabinets. Prov Sum
7.02
Flat 1
Bathroo
m
Supply and install ceramic wall tiles (assume 100x100mm module size) to
bathroom: window cill height on basin and toilet walls, to window cill height
around bath, and full height within shower enclosure.
Prov Sum
7.03 Flat 2
Kitchen
Supply and install ceramic wall tiles (assume 100x100mm module size) to
kitchen between worktop and underside of wall cabinets. Prov Sum
7.04
Flat 2
Shower-
room
Supply and install ceramic wall tiles (assume 100x100mm module size) to
shower-room: 1100mm height on basin and toilet walls, and full height within
shower enclosure.
7.0 TILING TOTAL - TO SUMMARY £0.00

Page 60

8 The Square, Aberfeldy
8.0 Decorator 16
Neil Dall Architect
392_LBC_Schedule_of_Works_Rev_A_2026_04_11.xlsx
8.00 Location PAINTER & DECORATOR Area Rate TENDER SUM
INTERIOR DECORATION SCHEDULE
8.01 Wallpaper
Strip
Strip wallpaper to remaining walls following downtakings. Make good surfaces
as required. Note: areas of plaster patching will require preparation at electrical
and structural alterations.
8.02
Flat 1
Vestibule/
Hall
Line existing wall surfaces with heavy-duty lining paper. Prepare/ paint re-lined
walls and skim-coated dry-lining (WALL TYPE 6). Prepare/ paint skim-coated
ceiling (CEILING TYPE 1). Prepare/paint new and existing woodwork.
8.03
Flat 1
Living/
Kitchen
Line existing wall surfaces with heavy-duty lining paper. Prepare/ paint re-lined
walls and skim-coated partition (WALL TYPE 4). Prepare/ paint skim-coated
ceiling (CEILING TYPE 1). Prepare/paint new and existing woodwork.
8.04
Flat 1
Side
(North)
Bedroom
Line existing wall surfaces with heavy-duty lining paper. Prepare/ paint re-lined
walls and skim-coated dry-lining and partition (WALL TYPES 2 &4). Prepare/
paint skim-coated ceiling (CEILING TYPE 1). Prepare/paint new and existing
woodwork
8.05
Flat 1
Utility
Store
Line existing wall surfaces with heavy-duty lining paper. Prepare/ paint re-lined
walls and skim-coated partitions (WALL TYPE 4). Prepare/ paint skim-coated
ceiling (CEILING TYPE 1). Prepare/paint new and existing woodwork
8.06 Flat 1
Bathroom
Line existing wall surfaces with heavy-duty lining paper. Prepare/ paint re-lined
walls and skim-coated dry-lining (WALL TYPE 2). Prepare/ paint skim-coated
ceiling (CEILING TYPE 1). Prepare/paint new and existing woodwork
8.07
Flat 1
Rear
(West)
Bedroom
Line existing wall surfaces with heavy-duty lining paper. Prepare/ paint re-lined
walls and skim-coated dry-lining (WALL TYPE 6). Prepare/ paint skim-coated
ceiling (CEILING TYPE 1). Prepare/paint new and existing woodwork
8.08
Flat 2
Vestibule/
Hall
Line existing wall surfaces with heavy-duty lining paper. Prepare/ paint re-lined
walls. Prepare/ paint skim-coated ceiling (CEILING TYPE 1). Prepare/paint new
and existing woodwork.
8.09
Flat 2
Kitchen/
Dining
Line existing wall surfaces with heavy-duty lining paper. Prepare/ paint re-lined
walls. Prepare/ paint skim-coated ceiling (CEILING TYPE 1). Prepare/paint new
and existing woodwork.
8.10 Flat 2
Utility
Line existing wall surfaces with heavy-duty lining paper. Prepare/ paint re-lined
walls and skim-coated partition (WALL TYPE 7). Prepare/ paint skim-coated
ceiling (CEILING TYPE 1). Prepare/paint new and existing woodwork
8.11
Flat 2
Shower-
room
Line existing wall surfaces with heavy-duty lining paper. Prepare/ paint re-lined
walls and skim-coated partition (WALL TYPE 7). Prepare/ paint skim-coated
ceiling (CEILING TYPE 1). Prepare/paint new and existing woodwork
8.12 Flat 2
Bedroom
Line existing wall surfaces with heavy-duty lining paper. Prepare/ paint re-lined
walls. Prepare/ paint skim-coated ceiling (CEILING TYPE 1). Prepare/paint new
and existing woodwork
8.13 Flat 2
Living
Line existing wall surfaces with heavy-duty lining paper. Prepare/ paint re-lined
walls and skim-coated partition (WALL TYPE 4). Prepare/ paint skim-coated
ceiling (CEILING TYPE 1). Prepare/paint new and existing woodwork.
INTERIOR DECORATION SPECIFICATION
Painting
New plasterboard/ plaster surfaces:  rub down surfaces with abrasive paper and
make good any defects in plaster skim with proprietary internal grade filler.
Note: alkalyde primer to be to be applied to surfaces which have been patched
(at junction of old and new plaster). Apply 1 coat mist coat and 2 coats matt
emulsion.
Lining paper surfaces: Seal junctions between paper and adjacent surfaces
(e.g. skirtings) with proprietary internal grade filler. Apply 1 coat mist coat and
2 coats matt emulsion.

Page 61

8 The Square, Aberfeldy
8.0 Decorator 17
Neil Dall Architect
392_LBC_Schedule_of_Works_Rev_A_2026_04_11.xlsx
Existing timber: wash down with sugar soap and water, rinsing with clean water.
Rub-down with abrasive paper, rinse clean and allow to dry completely before re-
painting. Defects in existing paint should be spot-primed. Make good any
defects in timber (cracks, joints, nail holes) with interior grade filler. Apply 2
coats of water based eggshell.
New timber: apply knotting to prevent resinous material from unsealed knots
damaging paint system. Apply 1 coat of primer to all surfaces, including all end
grains, edges and faces. Make good any defects in the timber with interior-
grade filler as above. Apply 2 coats of water-based eggshell.
EXTERIOR DECORATION SCHEDULE
8.14 Metalwork Prepare and paint new metalwork to existing handrail/ balustrade of rear garden.
8.15 Drainage
Pipes
Prepare and paint alterations to existing cast-iron foul/ waste drainage
pipework, including new branch connections.
8.16
Flat 1
Entrance
Doors
Prepare and paint existing timber storm doors.
8.17
New Door
&
Windows
New door and windows are to be painted off-site prior to installation. Allow for
touch-up paintwork following installation.
EXTERIOR DECORATION SPECIFICATION
Existing timber: rub-down with abrasive paper, rinse clean and allow to dry
completely before re-painting. Defects in existing paint should be spot-primed.
Make good any defects in timber (cracks, joints, nail holes) with exterior grade
filler. Apply 2 coats of water based eggshell.
New timber: apply knotting to prevent resinous material from unsealed knots
damaging paint system. Apply 1 coat of primer to all surfaces, including all end
grains, edges and faces. Make good any defects in the timber with exterior-
grade filler as above. Apply 2 coats of water-based eggshell.
Metalwork: Wire brush or hand scrap loose or flaking paint from existing
ironwork. Apply 2 coats of high build type of traditional primer, reinforced with
micaceous iron oxide, to provide an impermeable coating. Primer to be
protected with 2 layers of undercoat and a finishing coat of exterior oil-based
full gloss (black).
8.0 PAINTER & DECORATOR TOTAL - TO SUMMARY £0.00

Page 62

8 The Square, Aberfeldy
9.0 Summary 18
Neil Dall Architect
392_LBC_Schedule_of_Works_Rev_A_2026_04_11.xlsx
9.0 SUMMARY (Inc. Contract Particulars/
Preliminaries) TENDER SUM
Prelims
Contract Particulars/ Preliminaries: Allow for main
contractor's preliminaries (supervision, skips,
temporary works, insurances, travel, chemical toilet,
welfare facilities, security fencing etc).
Sum £0.00
1.0 Amount for Strip-out & Removals: Sum £0.00
2.0 Amount for Builder & Steelwork: Sum £0.00
3.0 Amount for Joinery: Sum £0.00
4.0 Amount for Plaster: Sum £0.00
5.0 Amount for Electrical: Sum £0.00
6.0 Amount for Plumbing: Sum £0.00
7.0 Amount for Tiling: Sum £0.00
8.0 Amount for Decorator: Sum £0.00
Sub Total Sum £0.00
Contingencies: Allow a sum for contingencies for
price and design risk. 5.0% £0.00
SUB-TOTAL (Carried to form of Tender): £0.00
VAT: 20.00% £0.00
TOTAL (Including VAT): £0.00
I/ We the undersigned undertake to carry out and
complete the above
works all in accordance with the specifications,
schedules and drawings
attached for the sum of (in words):
Signed
For and on behalf of
Date

Page 63

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 100706667-001
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
Change of use form office/ commercial (Class 1A) to two residential flats (Sui Generis)

Page 64

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: *
Gray Planning & Development Ltd
Mr
Neil
David
Gray
Sands
Admiralty Park
AYE House
KY11 2YW
UK
Dunfermline
Rosyth
Alligin Properties Ltd

Page 65

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
Pre-Application Discussion Details Cont.
In what format was the feedback given? *
 Meeting  Telephone  Letter  Email
Please provide a description of the feedback you were given and the name of the officer who provided this feedback. If a processing
agreement [note 1] is currently in place or if you are currently discussing a processing agreement with the planning authority, please
provide details of this. (This will help the authority to deal with this application more efficiently.) * (max 500 characters)
Title: Other title:
First Name: Last Name:
Correspondence Reference Date (dd/mm/yyyy):
Number:
Note 1. A Processing agreement involves setting out the key stages involved in determining a planning application, identifying what
information is required and from whom and setting timescales for the delivery of various stages of the process.
THE ROYAL BANK OF SCOTLAND
Changes away from city centre uses such as employment /retail/community facilities towards residential will be resisted unless
there is demonstrable market evidence that the city centre use is no longer viable. Retention as a commercial venture or
community run enterprise is important to the vitality and viability of the town centre. Conversion of the unit into residential use
would likely undermine these policy aims.
Mr
Perth and Kinross Council
Keith
8 THE SQUARE
24/00042/PREAPL
Stirton
ABERFELDY
28/03/2024
PH15 2DD
749064 285629

Page 66

Page 4 of 8
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.
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
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).
410.00
Retail bank (now vacant)
0
0

Page 67

Page 5 of 8
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
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? *
Bin storage to remain in existing storage location
2

Page 68

Page 6 of 8
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
Certificate Required
The following Land Ownership Certificate is required to complete this section of the proposal:
Certificate A
Land Ownership Certificate
Certificate and Notice under Regulation 15 of the Town and Country Planning (Development Management Procedure) (Scotland)
Regulations 2013
Certificate A
I hereby certify that –
(1) - No person other than myself/the applicant was an owner (Any person who, in respect of any part of the land, is the owner or is the
lessee under a lease thereof of which not less than 7 years remain unexpired.) 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.
(2) - None of the land to which the application relates constitutes or forms part of an agricultural holding
Signed: Neil Gray
On behalf of: Alligin Properties Ltd
Date: 11/04/2025
 Please tick here to certify this Certificate. *
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

Page 69

Page 7 of 8
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)
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)

Page 70

Page 8 of 8
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: Mr Neil Gray
Declaration Date: 11/04/2025
Payment Details
Pay Direct     
Created: 11/04/2025 14:28

Page 71

Page 1 of 3 
Alligin Properties Ltd
c/o Gray Planning & Development Ltd
Neil Gray
AYE House
Admiralty Park
Rosyth
Dunfermline
KY11 2YW 
2 High Street
Perth
PH1 5PH 
Date of Notice: 27th April 2026 
Town and Country Planning (Scotland) Act (as amended)
Planning, etc. (Scotland) Act 2006 (as amended) 
Application Reference: 25/00534/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 7th May 2025 for Planning
Permission for Change of Use and alterations from office/commercial (Class 1A) to two
residential flats The Royal Bank Of Scotland 8 The Square Aberfeldy PH15 2DD 
Kristian Smith
Development Management & Building Standards Service Manager 
Reasons for Refusal 
1.  Insufficient supporting evidence has been provided to demonstrate beyond doubt, that there
is no commercial demand or interest in this Class 1A unit, or to verify that the subjects have
been continuously or actively marketed in a proactive, extensive, diverse or inclusive
manner, in order to reach a wide range of prospective users, or alternative viable uses
appropriate to the Town Centre location. 
The proposed change of use is therefore unsupportable at this time as it fails to meet the
terms of NPF4 Policy 27: City, Town, Local and Commercial Centres as well as Policy 10:
City, Town and Neighbourhood Centres of LDP2. 
2.  Insufficient supporting evidence has been provided to demonstrate that the use proposed
would not be detrimental to the character, vitality and viability of the Town Centre. 
The development is therefore not in accordance with the terms of NPF4 Policy 27: City,
Town, Local and Commercial Centres as well as Policy 10: City, Town and Neighbourhood
Centres of LDP2.

Page 72

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. 
Informatives 
1 The applicant is reminded that while separate Listed Building Consent has been
obtained under 25/005333/LBC. The use associated with the changes to the layout
cannot be implemented without the benefit of Planning Permission. 
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
04
05
22
21
23
24
25
26
27
28 
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.

Page 73

REPORT OF HANDLING 
DELEGATED REPORT  
Ref No 25/00534/FLL
Ward No P4- Highland
Due Determination Date 6th July 2025 Extended to 30th April 2026
Draft Report Date 27th April 2026
Report Issued by Alma Bendall Date 27/04/26  
PROPOSAL:  Change of Use and alterations from office/commercial
(Class 1A) to two residential flats    
LOCATION:  The Royal Bank of Scotland 8 The Square Aberfeldy 
PH15 2DD 
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 
Planning Application relates to the ground floor of an imposing, stone and slate built,
Category B Listed Building set within the Aberfeldy Conservation Area.  
The 3 storey property dates back to 1885 when it was built specifically for banking
purposes. As such, it is located within a prominent and easily accessible location on
the west side of The Square within the retailing and commercial core of Aberfeldy
town centre.  
Changes to banking operations culminated in approval being granted for the
conversion of the upper floor office space to flats in 2012; while alterations
associated with the decommissioning of the RBS branch were supported in 2018, –
18/00310/LBC refers.  
From the information provided with the current submission, the ground floor appears
to be largely unaltered and unchanged since the closure of the bank. This latest
proposal seeks consent to change the use of the ground floor in order to form 2
residential flats. Alterations to the interior and exterior of the unit are also proposed. 
Listed Building Consent has recently been granted for the physical alterations via,
25/00533/LBC. To address consultee concerns, revisions were sought to retain as
much of the historic fabric of the building. The planning application is not however
being supported at this time due to concerns over the robustness of the supporting
information provided, chiefly in terms of policy compatibility and methodology
associated with attempts to advertise and secure alternative user/uses for the vacant
bank premises

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SITE HISTORY 
11/00478/FLL Installation of a condenser unit 24 August 2011 Application Approved
11/00626/LBC Installation of a condenser unit 24 August 2011 Application Approved
12/00255/FLL Alterations and change of use from office/commercial (class 2) to four
residential flats 17 October 2012 Application Approved
12/00256/LBC Alterations and change of use from office/commercial (class 2) to four
residential flats 19 April 2012 Application Approved
18/00310/LBC Alterations to building 27 April 2018 Application Approved
18/00311/FLL Alterations to building 27 April 2018 Application Approved
19/02034/ADV Display of signs 14 May 2020 Application Approved
25/00533/LBC Alterations to 22 April 2026 Application Approved  
PRE-APPLICATION CONSULTATION 
Pre application Reference: 24/00042/PREAPL. Advised proposals were unlikely to
meet with policy considerations.  
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 18: Infrastructure First
Policy 27: City, Town, Local And Commercial Centres
Policy 9: Brownfield, Vacant and Derelict Land and Empty Buildings
Policy 15: Local Living and 20 Minute Neighbourhoods
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.

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The principal policies are:  
Policy 1A: Placemaking
Policy 1B: Placemaking
Policy 2: Design Statements
Policy 5: Infrastructure Contributions
Policy 10: City, Town and Neighbourhood Centres
Policy 27A: Listed Buildings
Policy 28A: Conservation Areas: New Development
Policy 56: Noise Pollution
Policy 60A: Transport Standards and Accessibility Requirements: Existing
Infrastructure  
Statutory Supplementary Guidance  
• Supplementary Guidance - Air Quality (adopted in 2020)
• 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.    
Creating Places 2013 
Creating Places is the Scottish Government’s policy statement on architecture and
place. It sets out the comprehensive value good design can deliver. It notes that
successful places can unlock opportunities, build vibrant communities and contribute
to a flourishing economy and set out actions that can achieve positive changes in our
places.  
Designing Streets 2010 
Designing Streets is the policy statement in Scotland for street design and changes
the emphasis of guidance on street design towards place-making and away from a
system focused upon the dominance of motor vehicles. It was created to support the
Scottish Government’s place-making agenda, alongside Creating Places.

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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. 
CONSULTATION RESPONSES 
Internal 
Development Contributions Officer – none payable at this time.  
Transportation And Development – no objections raised.  
Conservation Team – Consent to conditionally support revised drawings.  
Structures And Flooding – no objections, informative recommended due to flood risk  
External 
Scottish Water – No objections raised.  
REPRESENTATIONS  
Number of representations received: 1
Comments concerned about the loss of a prime site within the town square have
been raised by a nearby enterprise. The points raised include:  
• Loss of prime unit.
• Located within commercial and social centre.
• Town Square is a meeting place for gatherings.  
Additional Statements Received:  
Screening Opinion  Not Required
Environmental Impact Assessment (EIA):
Environmental Report
Not applicable
Appropriate Assessment under Habitats Regulations AA Not Required
Design Statement or Design and Access Statement Submitted & revised
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

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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 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.  
Policy Appraisal 
This Category B Listed Building is within the town centre and forms part of the
designated Conservation Area. LDP2, polices 10, 27A & 28A are applicable together
with NPF4 equivalents 7 & 27. Also of note are background placemaking policies
together with those relating to infrastructure and services.  
Of particular relevance is LDP2, Policy 10, City, Town and Neighbourhood Centres,
which encourages Class 1 (retailing) in the ground floor of buildings, as well as
alternative uses such as building societies, estate agents, restaurants and cafes
together with leisure, entertainment, recreation, cultural and community facilities, -
provided that they contribute to the character, vitality and viability of the retail area
and satisfy all of the following:  
a. Ensure there is a high and continuous degree of public contact involved in the
normal day-to-day running of the use.
b. An attractive shop frontage is provided which is appropriate to the prime retail
location.
c. Residential amenity is protected.
d. Ensure there are no adverse effects, either individually or in combination, on
the integrity of SPAC/SPA’s. 
Changes of use away from the above uses on the ground floor will be discouraged
unless it can be demonstrated that the proposal would not be detrimental to the
character, vitality and viability of the centre and it can be demonstrated that there is
no commercial demand for the existing use.  
In this instance the proposal seeks to move away from what was a commercial
banking use to 2 residential flats.  While the upper floors of the former bank building
are now in residential use, there is an absence of mainstream residential use in the
ground floors of properties both within The Square and wider town centre locus. The
loss of the unit for residential purposes has been commented on by an objector
given the prime location and public interaction at The Square.  
Policy 10 has an expectation that there will be a high degree of continuous public
contact in the day to day running of uses in town centres to add to the vitality and
interest of key public areas and that changes away from established town centre uses

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featuring employment, retail and community facilities, towards residential will be
resisted unless there is demonstrable market evidence that the town centre use is no
longer viable. 
Insufficient evidence has been submitted with the application to indicate that there is
no longer any interest or scope for commercial/retail or other (non-residential) uses
appropriate to this, prime, town centre location. The marketing of the unit appears
disjointed and limited in effort, with little other than anecdotal statements provided to
suggest what has taken place and when.  
Given the lack of any justification to determine the viability of key uses as noted in
the LDP2, the proposals are considered contrary to Policy 10 as they will fail to
contribute to the character, vitality and viability of the town centre and would result in
the loss of opportunity to utilise an easily accessible ground floor unit in a prime
location to the benefit of the local economy and historic town core.  
The proposal would therefore fail to contribute towards the character, vitality and
viability of Pitlochry Town Centre as required by Policy 10.  
Policy 27 of NPF4: City, town, local and commercial centres, similarly seeks to
ensure that development is directed to the most sustainable locations that are
accessible by a range of sustainable transport modes and create centres which are
vibrant, healthy, creative, enterprising, accessible and resilient places for people to
live, learn, work, enjoy and visit.  
The policy makes it clear that development involving vacant buildings will only be
supported where it can be demonstrated that the existing use is no longer viable and
the proposed change of use adds to viability and vitality of the area. Further that
there is an expectation that proposals for residential use at ground floor level within
city/town centres will only be supported where the proposal will: 
i. retain an attractive and appropriate frontage;
ii. not adversely affect the vitality and viability of a shopping area or the wider
centre; and
iii. not result in an undesirable concentration of uses, or ‘dead frontages’.  
The proposals do not meet the criteria and are considered contrary to NPF4 Policy
27.  
Conservation, Design & Visual Amenity Considerations 
Policy 27A of the Local Development Plan 2 states that there is a presumption in
favour of the retention and sympathetic restoration, correct maintenance, and
sensitive management of listed buildings to enable them to remain in active use, and
any proposed alterations or adaptations to help sustain or enhance a building’s
beneficial use should not adversely affect its special architectural or historic interest.  
The subject site is a Category B Listed Building located within the Aberfeldy
Conservation Area. The building is a purpose-built bank designed by Arthur George

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Sydney Mitchell and dates to 1885. The former bank is a prominent architectural
element within the conservation area.  
The proposal seeks planning consent for works associated with a change of use of
the ground floor from a commercial unit to two flats. The work will entail the thermal
and acoustic upgrade of the premises requiring the removal of suspended flooring,
installation of insulation and creation of new stud partitioning. The removal of
timberwork, piping and ductwork to the interior together with the slapping through of
the former safe area to act as a hallway. The formation of a small outdoor terrace is
to be formed to the rear of the building. Removal of security grills,
refurbishment/installation of fenestration and ATM area. 
On back of revised plans being received, the associated Listed Building Consent has
been conditionally issued, on basis that the proposed works comply with LDP2
Policy 27A and NPF4 Policy 7. 
The loss of an active shop/office frontage is however regrettable in this prominent
location.  
Residential Amenity 
The introduction of residential units are in themselves, not considered to be of any
significance to established amenity levels locally. However, as noted in the third-
party comment, this is a prime, town centre environment, open in nature and subject
to public meetings and gatherings. There may be associated impacts on the amenity
of any future occupants by reason of noise/disturbance and proximity to events.  
Roads and Access 
Consultees are content with the on-street parking provision.  
Drainage and Flooding 
No issues of concern noted.  
Natural Heritage and Biodiversity 
No issues of concern raised.  
Landscape 
No impacts.  
Developer Contributions 
The Developer Contributions Guidance is not applicable to this application and
therefore no contributions are required in this instance.

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Economic Impact 
The economic impact of the proposal is likely to be minimal and limited to the
construction phase of the development in terms of benefits, as opposed to
contribution of a town centre use and increased footfall.  
VARIATION OF APPLICATION UNDER SECTION 32A 
This application was varied prior to determination, in accordance with the terms of
section 32A of the Town and Country Planning (Scotland) Act 1997, as amended. 
The variations incorporate changes to submitted layout, elevations and supporting
statements.  
PLANNING OBLIGATIONS AND LEGAL AGREEMENTS 
None required.    
DIRECTION BY SCOTTISH MINISTERS 
None applicable to this proposal.  
CONCLUSION AND REASONS FOR DECISION 
To conclude, the application must be determined in accordance with the
Development Plan unless material considerations indicate otherwise.  In this respect,
the proposal is considered to be contrary to the Development Plan.  Account has
been taken of the relevant material considerations and none has been found that
would justify overriding the Development Plan.  
Accordingly, the proposal is refused on the grounds identified below.  
Reasons 
1 Insufficient supporting evidence has been provided to demonstrate beyond
doubt, that there is no commercial demand or interest in this Class 1A unit, or
to verify that the subjects have been continuously or actively marketed in a
proactive, extensive, diverse or inclusive manner, in order to reach a wide
range of prospective users, or alternative viable uses appropriate to the Town
Centre location.  
The proposed change of use is therefore unsupportable at this time as it fails
to meet the terms of NPF4 Policy 27: City, Town, Local and Commercial
Centres as well as Policy 10: City, Town and Neighbourhood Centres of
LDP2.  
2 Insufficient supporting evidence has been provided to demonstrate that the
use proposed would not be detrimental to the character, vitality and viability of
the Town Centre.

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The development is therefore not in accordance with the terms of NPF4 Policy
27: City, Town, Local and Commercial Centres as well as Policy 10: City,
Town and Neighbourhood Centres of LDP2.  
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   
1   The applicant is reminded that while separate Listed Building Consent has been
obtained under 25/005333/LBC. The use associated with the changes to the
layout cannot be implemented without the benefit of Planning Permission.  
Procedural Notes  
Not Applicable.  
PLANS AND DOCUMENTS RELATING TO THIS DECISION  
01
02
04
05
21
22
23
24
25
26
27
28

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Gray Planning & Development Limited, Town Planning Consultants. Company No. SC568143
Member of the Royal Town Planning Institute No. 42566
W: www.grayplanning.co.uk
Personal  |  Professional  |  Proactive  |  Commercial  |  Results 
ALLIGIN PROPERTIES LTD 
PLANNING STATEMENT 
FULL PLANNING APPLICATION CHANGE OF USE 
FROM OFFICE/ COMMERCIAL (CLASS 1A)  
TO TWO RESIDENTIAL FLATS (SUI GENERIS) 
LISTED BUILDING CONSENT FOR INTERNAL AND
EXTERNAL ALTERATIONS 
THE ROYAL BANK OF SCOTLAND
8 THE SQUARE
ABERFELDY
PH15 2DD 
April 2025 
Our Ref: 2024_36

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Contents
1 INTRODUCTION ............................................................................ 2
2 BACKGROUND AND EXISTING SITE DESCRIPTION ................. 4
3 THE PROPOSED DEVELOPMENT ............................................... 7
4 PLANNING ASSESSMENT ............................................................ 8
5 MATERIAL CONSIDERATIONS .................................................... 15
6 CONCLUSIONS ............................................................................. 17

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1                INTRODUCTION
PLANNING STATEMENT PURPOSE
1.2 This Planning Statement has been prepared by Gray Planning & Development Ltd, on behalf of
the applicants, Alligin Properties Ltd.  The Statement supports the proposals and demonstrates
compliance with the development plan and other material considerations. A clear description of
the proposal being submitted for the approval of Perth and Kinross Council is given and sets
out the facts relating to the site’s identification. It describes the content of the proposals;
planning history, and an assessment of the relevant development plan policies; and any other
material considerations relevant to the application.
1.3 A detailed planning application along with a related Listed Building Consent application has
been submitted to Perth and Kinross Council for:
“Full planning permission for Change of Use from office/ commercial (Class 1A) to two
residential flats (Sui Generis)
And Listed Building Consent for internal and external alterations”
8 The Square, Aberfeldy, PH15 2DD.
1.4 The proposed development seeks to create two new high-quality, ground floor residential flatted
dwellings within the Aberfeldy Conservation Area. The proposal will utilise the ground floor of a
vacant commercial property (previously occupied by Royal Bank of Scotland), which will not
require use of virgin land, will reuse infrastructure and recycle materials where possible,
resulting in a lower offset of carbon.  The proposal is within walking and wheeling distance of
Aberfeldy’s main facilities and open spaces. The building is a Category B Listed Building and
sits within the Aberfeldy Conservation Area and is within proximity to several other Listed
Buildings. The proposal compliments the historic assets of the area as there will be minimal
alterations to the exterior of the building; changes include the replacement of existing ground
floor windows with new white-painted, timber-framed, slimline double-glazed sash-and-case
windows (6-over-2 design on the principal elevation and a mix of 6-over-2 and 4-over-4 design
on the rear elevation – see Design & Access Statement), and the removal of the timber panel of
the former ATM machine to reinstate a white-painted timber entrance door.  
1.5 These matters will be demonstrated in this Statement to comply with development plan
legislation in National Planning Framework 4 (NPF4) and Perth and Kinross Local Development
Plan (LDP), along with legislative compliance with Planning (Listed Building and Conservation
Areas) (Scotland) Act 1997 whereunder Section 64(1) of the Planning (Listed Buildings and
Conservation Areas) (Scotland) Act 1997, in determining the application the planning authority
should pay special attention to the desirability of preserving or enhancing the character or
appearance of the Conservation Area and the Category B Listed Building
1.6 The Planning Statement supports the submitted drawings and Design and Access Statement
prepared by Neil Dall Architect.

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Extract from Neil Dall Architect’s Design and Access Statement - Location Map with site outlined in red.

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2                BACKGROUND AND EXISTING SITE DESCRIPTION
2.1 The planning application site is located within Aberfeldy’s town centre, which is also designated
as Aberfeldy Conservation Area. The property itself is a Category B Listed Building, which is
surrounded by numerous other Listed Buildings, several of which have commercial units on the
ground floor and residential units above. 
2.2 Listed Buildings which are located within a 100 metre radius of the proposed site are as follows:
Listed Building: Reference: Category
Listing:
Approximate
distance (site
curtilage to Listed
Building curtilage):
Occupancy:
10, 10A, 12 and 12A Westgate with
retaining walls
LB38788 B 0m East Residential
14 Westgate, Blenheim House Hotel
with Boundary Walls
LB38789 B 0m West Residential
4 Westgate, Post Office with Gateway LB38787 B 34m East Commercial
29 Westgate, Well Cottage LB38783 B 100m West Residential
16 Westgate, Normanhurst LB38790 C 0m West Residential
125-127 High Street LB38741 C 54m East Commercial
27 Westgate  LB38782 C 90m West Residencial
2.3 Facing East, the property is a three-storey building which has been subdivided into different use
classes over time. This proposal only focuses on the former Royal Bank of Scotland (8 The
Square) ground floor commercial unit which covers approximately 129 sqm.
2.4 The original property was built in 1885 for the Commercial Bank and was Listed in October
1971. The building has since been subdivided into dwelling units (at first and second floors) and
commercial/ professional uses (as existing on the ground floor). The ground floor uses,
previously a bank (use Class 1A) which ceased operation in 2018, and most recently an office
(also Class 1A), which occupied the commercial unit briefly after the bank which also ceased
after a short stint of operation; the property has been vacant for several years. 
2.5 This property is constructed from stone with a pitched roof. The rear of the property can be
accessed on foot where bin stores are located, along with a small garden area which is bordered
by the Breadalbane Arms Hotel Private Car Park.

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2.6 The property still retains several original period features including sash and case windows.
Various alterations over decades and centuries have resulted in the splitting of the large
property and changes in occupational uses. 
2.7 The property historically was constructed as a commercial bank, dated 1885, which has seen
both upper floors converted into flatted dwellings. Each of the proposed units already have their
own entrances on the principal elevation – one of these currently being covered from the
previously existing ATM machine. The existing floor layout consists of a lobby area and various
hall areas, 5 office spaces, 2 store rooms, a safe, kitchen area, an interview rooms, and two
toilets. There is no private parking associated with the property. No trees are located on the site. 
PRE-APPLICATION ENQUIRY
2.8 By letter response dated 28th March 2024, reference 24/00042/PREAPL, Perth and Kinross
Council planning officer provided early feedback on the suitability of the proposals. 
2.9 The planning officer highlighted the town centre location, the historical significance of the
building and its position in the prominent Square in the Conservation Area. The planning officer
also explained that a change of use from a commercial or community use, to a private residential
use could undermine the vitality of the town centre, which would need to be justified. 
2.10 The planning officer encouraged the applicant to consider a design response which would not
affect or reduce the character and appearance of the conservation area. 
2.11 The planning officer advised that as a residential use proposal, there would be a developer
contribution requirement towards the future asset management of education facilities locally. 
PLANNING HISTORY

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2.12 A search of Perth and Kinross Council’s planning database indicates previous planning history
associated with the proposal site. 
2.13 The planning history demonstrates that since the construction and occupation of the property,
multiple alterations and improvements have been approved. 
Application
Reference:
Proposal: Date of
Application:
Decision: Date of
Decision:
19/02034/ADV Display of signs 7 December
2019
Approved 14 May 2020
18/00311/FLL Alterations to building 23 February
2018
Approved 27 April 2018
18/00310/LBC Alterations to building 23 February
2018
Approved 27 April 2018
12/00256/LBC Alterations and change of use
from office/ commercial
(Class 2) to four residential
flats
21 February
2012
Approved 18 April 2012
12/00255/FLL Alterations and change of use
from office/ commercial
(Class 2) to four residential
flats
15 February
2012
Approved 17 October
2012
11/00626/LBC Installation of condenser
unit
14 April 2011 Approved 24 August
2011
11/00478/FLL Installations of condenser
unit
24 March 2011 Approved 24 August
2011
05/02386/LBC Display of Sign 13 December
2005
Approved 13 February
2006
05/02385/ADV Display of advertisement 13 December
2005
Approved 13 February
2006
02/00757/PPLB Alterations  2 May 2002 Approved 1 July 2002
2.14 The planning history of most relevance is the approvals for change of use from office /
commercial to four residential flats (planning reference 12/00255/FLL and related listed building
consent 12/00256/LBC) which have been implemented and the residential use exists in the
upper floors above the application site.

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3 THE PROPOSED DEVELOPMENT
3.1 The proposed development is to turn the vacant former commercial bank (Class 1A) on the
ground level of the three-storey building into two flatted residential properties (sui generis) at 8
The Square, Aberfeldy.
3.2 The proposed exterior building works will involve re-purposing part of the frontage to from a
new access to one of the flats where an ATM was previously situated (this has since been
removed and blocked off with a permanently closed timber door), replacement of windows and
to the rear removal of fixed plant and replacement of windows. Internal alterations will involve
the re-purposing of the former bank’s floor layout to form two residential units – 1 one-bedroom
flat, and 1 two-bedroom flat.
3.3 The existing traditional panelled double doors on the front elevation are to be retained as access
into one of the residential units. The new access is proposed to reinstate a white-painted timber
door to match the adjacent common stair entrance door (five panel design). The new flats will
include the provision of additional to existing secure bin storage to the rear of the site and the
retention of the existing bike storage on the principal elevation.
3.4 Internal alteration works are limited to creating living spaces as shown on the submitted floor
plans, utilising the existing layout of the property coupled with remedial building works to
restore/ protect the property to a high standard following crude remodelling of the existing bank
floor layout. The proposed external alterations to the front are considered to result in further
preservation and enhancement of the character of the Listed Building and will protect the
character and appearance of the Conservation Area. Further details on the design appraisal is
found within the submitted Design and Access Statement and drawings. 
3.5 Windows on the ground floor are proposed to be replaced to comply with relevant Building
Standard Regulations in terms of dwelling efficiency and emissions offset; these will be
replacements to replicate the design and finish of the first and second floor window styles (white-
painted, timber-framed, slimline double-glazed sash-and-case windows (6-over-2 design on the
principal elevation and a mix of 6-over-2 and 4-over-4 design on the rear elevation – see Design
& Access Statement) and will provide much better insulation and energy efficiently for
occupants. 
3.6 The proposed change of use will result in the following positive outcomes:
• Turn a vacant ground floor town centre commercial property into occupied residential use.
• Restore the historical frontage of the ground floor property. 
• Introduce new residential occupancy at this location – the current property is vacant and
underutilised. This would bring the property to complement existing upper floor flatted
dwellings.
• Potential to increase uptake in the use of active transport methods and walking, cycling and
wheeling in line with the Scottish Government’s 20-minute neighbourhood ideals (see NPF4
comments later). 
• Likely increase in footfall into nearby town centre facilities, shops and other community
uses.

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• Likely increase in the use of public transport for longer journeys given the convenient
proximity to bus stops (at nearby Chapel Street).
• Providing a new and additional in-demand property type (flats) into a competitive residential
market. This may ease pressures on the existing competition for privately rented
accommodation within central areas.
3.7 The proposal seeks to showcase the existing traditional external elements and preserve as
much internal traditional elements as possible. These internal features will be preserved, but not
necessarily visible (e.g. cornices) which will be obscured by alterations to comply with modern
building regulations for fire safety and insulation purposes.
3.8 Renewable energy technology is not deemed viable due to noise constraints (proximity to
dwellings above) and the fabric heat losses. Building Standards Surveyors have been in
discussion with Neil Dall Architect regarding a thermal upgrade of the walls/ floors, replacement
windows, electric heating system (electric boiler and radiators), and an mechanical ventilation
and heat recovery system (MVHR) in order to improve the ground floor efficiency.
JUSTIFICATION FOR THE PROPOSED CHANGE OF USE
3.9 The justification focuses on the proposed change of use, particularly the appropriateness of the
change of use to residential.
3.10 As mentioned previously, the site has been vacant for several years having been occupied and
used as a bank for many years (archive drawings from 1884). Despite the Natwest Group
appointing agents to market the commercial property for a sub tenant; apart from Claims
Solutions (who briefly occupied the commercial unit after the closure of the bank) there was
very limited interest from commercial occupiers to lease the unit and has therefore remained
vacant since.
3.11 Following a period of several years of marketing, the property still remains vacant and under-
utilised. This proposal should be seen as a positive response to benefit and reinstate the
appearance and character of the town centre as well as being compatible with its residential
neighbours above on and on the street frontage.
3.12 The combination of planning history and previous marketing to occupy the property, outlines
that there is no longer a need for the current commercial/ office usage, and a change of use to
residential would be more beneficial to the local area. The change of use would be aligned with
the existing use of the upper floors, which were converted to residential use in 2015-16. There
are other examples in The Square of residential property on the ground level accessed from
street entrance.
3.13 As will be discussed and examined in Section 4, the proposed development demonstrates
through form, scale, layout, detailing, design, and materials as to how the development will
preserve historical assets within the Conservation Area and contribute to climate change
planning policies.

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4 PLANNING ASSESSMENT
DEVELOPMENT PLAN
4.1 Section 25 of the Town and Country Planning (Scotland) Act 1997 and as amended by the
Planning etc. (Scotland) Act 2006, requires the determination of a planning application must be
made in accordance with the Development Plan, unless material considerations indicate
otherwise.
4.2 Under Section 64(1) of the Planning (Listed Buildings and Conservation Areas) (Scotland) Act
1997, in determining the application the planning authority should pay special attention to the
desirability of preserving or enhancing the character or appearance of the Aberfeldy
Conservation Area and the Category B Listed Building.
4.3 The Development Plan for this proposal comprises National Planning Framework 4 (NPF4)
(2023) and Perth and Kinross Local Development Plan (LDP) adopted 2019. Special attention
is paid to the proposal’s setting within the Aberfeldy Conservation Area.
4.4 Other planning guidance is also relevant including the Council’s Cultural Heritage and the Built
Environment Supplementary Planning Guidance 2018. Historic Environment Scotland’s
Managing Change series is also relevant especially “Use and Adaptation of Listed Buildings”
(2019).
4.5 The National Planning Framework 4 seeks to promote successful sustainable places with a focus
on low carbon place; a natural, resilient place; and, a more connected place.
NPF 4
4.6 Specific policies and compliance relating to this proposal are summarised and expanded upon
within the planning assessment discussion. Those relevant to the planning application in
summary are:
4.7 Policy 7 – Historic Assets and Places - The planning application is accompanied by an
assessment found in the Design and Access Statement and supported by visuals and drawings.
These provide a basis to understand the cultural significance of the historic place. The
architect’s assessment identifies the likely visual and physical impact that this proposal may
have on the surrounding built heritage and Conservation Area. This planning assessment relates
to the following points within NPF4 Policy 7:
a) “Development proposals with a potentially significant impact on historic assets or
places will be accompanied by an assessment which is based on an understanding
of the cultural significance of the historic asset and/or place. The assessment should
identify the likely visual or physical impact of any proposals for change, including
cumulative effects and provide a sound basis for managing the impacts of change.
Proposals should also be informed by national policy and guidance on managing

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4.8 The new proposal will have limited effects on the setting of the Listed Building and on any nearby
Listed Buildings. Through careful design, use of specific materials and forms have influenced
the proposal whilst still preserving the character and special architectural and historic interests
in the area and within the building itself.
4.9 The supporting information (Design and Access Statement, drawings and visuals) presents
strong evidence of an understanding of the character and appearance of the Aberfeldy
Conservation Area. The proposal respects its setting and contributes to its continued
preservation and enhancement of the Conservation Area. The supporting documents
demonstrate that the architects undertook extensive considerations for the design of this
proposal which includes:
i Architectural and historic character of the area;
iii. Context, quality of design and suitable materials.
4.10 Policy 9 - Brownfield, Vacant and Derelict Land and Empty Buildings –
a) “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.
d) Development proposals for the reuse of existing buildings will be supported, taking into
account their suitability for conversion to other uses. Given the need to conserve embodied
energy, demolition will be regarded as the least preferred option.”
change in the historic environment, and information held within Historic Environment
Records.
d) Development proposals in or affecting conservation areas will only be supported
where the character and appearance of the Conservation Area and its setting is
preserved or enhanced. Relevant considerations include the:
i. architectural and historic character of the area;
ii. existing density, built form and layout; and
iii. context and siting, quality of design and suitable materials.
e) Development proposals in Conservation Areas will ensure that existing natural and
built features which contribute to the character of the Conservation Area and its
setting, including structures, boundary walls, railings, trees and hedges, are
retained.”

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4.11 The accompanying suite of documents, as well as this Statement, have outlined the existing
property has been largely unoccupied and vacant since RBS ceased trading from Aberfeldy in
2018 (except from the short occupation of Claims Solutions). The Natwest Group have marketed
the vacant unit for commercial use over a four year period without success. The applicant
believes the future of the historic building can be preserved and re-occupied successfully as a
residential use as more young people, smaller households are seeking town centre living
accommodation in Perthshire. Therefore, this development proposal is considered to comply
with Policy 9 of NPF4.
4.12 Policy 12 – Zero Waste – This planning application relates to the Policy 12, part b)
“Development proposals will be supported where they (iii) minimise waste, reduce pressure on
virgin resources and enable building materials, components and products to be disassembled,
and reused at the end of their useful life”.
4.13 This development proposal utilises the vacant building and requires only minor alterations to its
structure and floor layout to accommodate the new use. This results in reducing pressure on
virgin land for development as well as retaining existing infrastructure such as gas, water and
transport links for example.
4.14 Policy 13 - Sustainable Transport - b) “Development proposals will be supported where it can
be demonstrated that the transport requirements generated have been considered in line with
the sustainable travel and investment hierarchies and where they (part i) Provide direct, easy,
segregated and safe links to local facilities via walking, wheeling and cycling networks before
occupation”.
4.15 As a town centre location, it is well served by existing public transport, cycle routes and
pedestrianisation. Future occupants of the new flats would access a range of facilities and
services on foot or cycle without the need to use motorised vehicles.
4.16 Policy 14 – Design, Quality and Place – encourages development to be designed to improve
the quality of an area. The submitted Design and Access statement expands on the suitability of
design in light of Policy 14.
4.17 Policy 15 - Local Living and 20-Minute Neighbourhoods – This development proposal
contributes to local living. The site is within close walking and wheeling distance to shops, places
for work, and open green and blue spaces.
4.18 Policy 16 - Quality Homes – c) “Development proposals for new homes that improve
affordability and choice by being adaptable to changing and diverse needs, and which address
identified gaps in provision, will be supported. This could include: ii. Accessible, adaptable and
wheelchair accessible homes; iv. Affordable homes; vi. Homes for older people; vii. Homes for
people undertaking higher education; and viii. Homes for other specialist groups such as service
personnel”.
4.19 As the proposal is for two ground floor flats, it provides the opportunity for additional
accommodation for people with diverse needs, such as those with mobility issues or other
specialist needs. A wheelchair access ramp is located on the principal elevation for direct
access into the proposed 2-bedroom property, and the 1-bedroom property will not have any

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significant restrictions regarding access for those with mobility constrains. Given the location
and proposal of the development, there would also be an opportunity for others to utilise the
properties, such as older people, people undertaking higher education, a single occupier or a
small family.
4.20 Design Quality – the response to the above main issues include contemporary design, as well
as utilising effective materials to create efficient and comfortable homes for future residents. 
4.21 NPF4 Policy 27 - City, Town, Local and Commercial Centres - a) states “Development
proposals that enhance and improve the vitality and viability of city, town and local centres,
including proposals that increase the mix of uses, will be supported”. This proposal will bring
new residential use to the Aberfeldy town centre and thus will add to the existing vibrant mix of
uses found in the centre. The use will also be compatible with the existing upper floor residential
uses of the property. Residential use of the property will also add more vibrancy to existing
services such as restaurants, coffee shops, domestic services / launderette where these can be
readily accessed and so sustain their presence on the High Street as a result. 
4.22 Policy 27 part c) is also relevant, which states “Development proposals for non-retail uses will
not be supported if further provision of these services will undermine the character and amenity
of the area or the health and wellbeing of communities” – the addition of two further one and
two bedroom flats into the town centre will not undermine the character and amenity of the area,
for the reasons given above, new residential use is likely to access other services and goods
available in the town centre and thus boost their sustainability and viability in this location. 
PERTH AND KINROSS LDP (2019)
POLICY 1 – placemaking  
4.23 Policy 1A of the Adopted LDP (2019) states that “Development must contribute positively to the
quality of the surrounding built and natural environment. All development should be planned
and designed with reference to climate change, mitigation and adaptation. 
The design, density and siting of development should respect the character and amenity of the
place, and should create and improve links within and, where practical, beyond the site.
Proposals should also incorporate new landscape and planting works appropriate to the local
context and the scale and nature of the development.”
4.24 The new proposal will have limited effects on the setting of the town centre and commercial
units as the previous use was for a bank; a facility that is shifting its presence away from the
High Street across the country. The Natwest Group have marketed the ongoing commercial use
of the property without success since 2018.
4.25 There are minimal external alterations proposed which would impact on the visual appearance
or character of the town centre location or the Aberfeldy Conservation Area. The proposed
residential use will not harm amenity of the town centre location for reasons given earlier that
bringing residents into town centres will boost vitality and viability of existing town centre offers
and thus enhance the amenity and vibrancy of town centre locations.

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4.26 The overall acceptability of such a development must however also meet other policy criteria
and these issues are considered in detail below. 
POLICY 2 – design statements
4.27 “Design statements will normally need to accompany a planning application if the development:
(c) affects the character and/or appearance of a Conservation Area, Historic Garden, Designed
Landscape, or the setting of a Listed Building or Scheduled Monument.”
4.28 It has been shown in this Statement and within the accompanying Design and Access Statement
that the proposed Change of Use and internal alterations would not significantly impact the town
of Aberfeldy. The site is in a prime location to be developed into a residential property due to its
existing infrastructure, access, and compatibility with existing residential use. Owing to the
decline in demand for commercial premises for banking, and through lack of market interest as
a commercial unit, the property offers a strong and sustainable opportunity to preserve the
historic building and to bring new occupants into this town centre location. The minor alterations
will have no impact on the visual appearance of the Conservation Area nor will it impact on the
historic architecture of the Listed Building. 
POLICY 5 - developer contributions
4.29 The site is located within the catchment area for Breadalbane Academy, where Policy 5 of LDP2
applies.  As such, should there be an identified capacity constraint at the school at the time of
submission, a developer contribution of £6,300 per each additional 2+ bedroom dwelling will be
required in accordance with section 4.11 of the Developer Contributions and Affordable Housing
Supplementary Guidance (SG).  There is no requirement for an education contribution for single
bedroom units.  Therefore this proposal, which is for one single bedroom unit and one two
bedroom unit would be liable only for one dwelling. 
POLICY 7 – employment and mixed-use areas 
4.30 “Any proposed development must be compatible with surrounding land uses. In addition, all the
following criteria will be applied to development proposals in these areas (individual sites may
also have specific requirements): 
(a) Proposals should not detract from the amenity of adjoining, especially residential areas. 
(b) The local road network and connections to the national road network must be suitable for
the traffic generated by the proposals. 
(c) There should be good walking, cycling and public transport links to new employment
generating uses. 
(d) Proposals for retail uses in employment areas will not be acceptable unless they are ancillary
to an acceptable use on the site.

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(e) Proposals for service facilities (should exclude retail and commercial facilities over 100 m2)
and should serve the business and industrial area rather than draw outside trade and
cumulatively should not equal more than 15% of the allocated employment area.
(f) Proposals for waste management facilities can be considered to be acceptable subject to
detailed site-specific considerations.
(g) Proposals should not result in adverse effects, either individually or in combination, on the
integrity of any European designated sites. Applications shall be supported by sufficient
information to allow the Council to conclude that there would be no such adverse effects”.
4.31 Predominantly the surrounding area consists of commercial/ business uses on the ground floor
of neighbouring properties with residential accommodation on the upper (first and second)
floors. This property is currently vacant following a period of marketing to retain its commercial
use. . Given the location of the site (in the town centre), there is already significant infrastructure
around the site.
4.32 The change of use to residential would be facilitated by the fact the property is in close walking
distance to a range of services and amenities. It is also close to public transport where
connectivity further afield can be convenient and reduce the dependency on private motor
vehicle use.
POLICY 10 – city, town and neighbourhood centres
4.33 “Changes of use away from the above uses on the ground floor [building societies, estate
agents, restaurants and cafés etc] will be discouraged unless it can be demonstrated that the
proposal would not be detrimental to the character, vitality and viability of the centre and it can
be demonstrated that there is no commercial demand for the existing use”.
4.34 Historically the building was created as a commercial bank at the time. There is evidence from
historical drawings and visual inspection of the frontage, that the original access to the front
entrance remains (and would be re-instated in this proposal). This observation supports the
historical evidence that ground and street level entrances were more common then, and homes
were created on the ground level in town centres. There is increasing evidence of ground level
residential use in town centres. The loss of a ground floor frontage (of a former bank) would not
be detrimental to the visual appearance of the centre as for the reasons given earlier, the original
entrances would be re-instated, and the removal of an a board which covers a previous ATM
from the front elevation would also improve the visual appearance of the front elevation. The
applicants have also demonstrated that there is no commercial demand for the existing use
having marketed the property over for several years with no interest in retaining its commercial
offer.
4.35 The applicant’s Design and Access Statement explains the approach taken regarding the
building appraisal and analysis at the early stage of design. This design led approach has
resulted in a proposed development which both fulfils needs for housing and includes a sensitive
approach to the heritage elements of the Listed Building and streetscape.
POLICY 27A – listed buildings

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4.36 “There is a presumption in favour of the retention and sympathetic restoration, correct
maintenance and sensitive management of listed buildings to enable them to remain in active
use, and any proposed alterations or adaptations to help sustain or enhance a building’s
beneficial use should not adversely affect its special architectural or historic interest. 
Encouragement will be given to proposals to improve the energy efficiency of listed buildings
within Perth and Kinross, providing such improvements do not have a significant detrimental
impact on the special architectural or historic interest of the building. 
Enabling development may be acceptable where it can be shown to be the only means of
preventing the loss of listed buildings and securing their long-term future. Any development
should be the minimum necessary to achieve these aims. The layout, design, materials, scale,
siting and use of any development which will affect a listed building or its setting should be
appropriate to the building’s character, appearance and setting.”
4.37 The reuse of vacant buildings, especially Listed Buildings, is considered acceptable by Historic
Scotland where it can be demonstrated that the proposed development will contribute to the
local area without adversely affecting the Listed Building. The external changes are to windows
and openings with no significant alterations to architecture or style. The internal alterations are
designed to improve floor layout and adaptability to residential use from the previous banking
use. None of the physical alterations will significantly impact on the visual appearance or the
integrity of the listed building. 
4.38 This proposal therefore fully meets the requirements of Policy 27A.
POLICY 28A – conservation areas
4.39 “Development within a Conservation Area must preserve or enhance its character or
appearance. The design, materials, scale and siting of new development within a conservation
area, and development outwith an area that will impact upon its special qualities should be
appropriate and sympathetic to its appearance, character and setting. 
Where a Conservation Area Appraisal has been undertaken for the area, the details contained
in that appraisal should be used to guide the form and design of new development proposals. 
Applications for Planning Permission in Principle in Conservation Areas will not be considered
acceptable without detailed plans, including elevations, which show the development in its
setting”.
4.40 The external alterations proposed are considered to be minor, such as the updating of the
windows to sash and case (which will replicate the window style of the windows on the upper
floors of the building). The visual appearance of the building at ground level will be unaffected
by this change, therefore there will not be any detrimental impact on the visual appearance or
character of the Listed Building or the Conservation Area. 
POLICY 56 – noise pollution

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4.41 “There will be a presumption against the siting of development proposals which will generate
high levels of noise in the locality of existing or proposed noise sensitive land uses and similarly
against the locating of noise sensitive uses near to sources of noise generation.”
4.42 The proposal itself will have no more of an impact on noise, light or odour than any other
dwellinghouse once it is occupied. There may be temporary noise disturbances to neighbouring
properties during the construction phase of the development. 
POLICY 59 – digital infrastructure
4.43 “The Council will support development that provides digital and mobile communications
infrastructure to homes and businesses and improves quality of life for residents and workers
provided the environmental impacts on the natural and built environment are minimised.”
4.44 The proposal itself will have no more of an impact on the existing digital infrastructure as this is
already in place due to the previous use of the building as well as the conversion of commercial
units to residential units on the first and second floors.
POLICY 60A – transport standards and accessibility requirements
4.45 “The Plan identifies existing transport infrastructure; encouragement will be given to the
retention and improvement of these facilities provided the improvements are compatible with
adjoining land uses.
Car Parking - Development proposals should not exceed maximum on-site parking standards,
including disabled parking, to help encourage and promote a shift to the more sustainable
modes of travel of walking, cycling and public transport. Where an area is well served by
sustainable transport modes, more restrictive standards may be considered appropriate. In rural
areas where public transport is infrequent, less restrictive standards may be applied. Developers
of town centre sites will be required to contribute to the overall parking requirement for the
centre in lieu of individual parking provision.”
4.46 The site is located within the Town Centre of Aberfeldy which has excellent access to public
transport links and access to local amenities. The are no existing private parking spaces
associated with the site, however, the applicant will retain the existing cycle storage on the
principal elevation as part of the proposal and there are several public parking areas nearby. In
turn, this will promote the use of sustainable public transport, walking and cycling for future
occupants of the properties.

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5                 MATERIAL CONSIDERATIONS
5.1 Section 4 has demonstrated the considerable development planning policy compliance of the
proposals. They meet the relevant NPF4 and LDP requirements. Notwithstanding, if there is any
reason the planning authority considers this proposal is not in full compliance with the
development plan, then the following material considerations should be given proper weight
and considered assessment.  
5.2 It is also relevant, and a material consideration, that planning permission had been previously
granted in 2012, for alterations and a change of use from office/ commercial (Class 2) to four
residential flats in the upper floor of the property – Council Reference: 12/00255/FLL which
confirmed that use as residential units within this property is acceptable.
HISTORIC ENVIRONMENT SCOTLAND MANAGING CHANGE SERIES
5.3 Design advice from Historic Environment Scotland: “Interim Guidance on the Principles of Listed
Building Consent” (2019) outlines valid approaches to alterations to Listed Buildings which
include:
“Where a proposal involves alteration or adaptation which will sustain or enhance the beneficial
use of the building and does not adversely affect the special interest of the building, consent
should normally be granted.”
5.4 The special interest of the building relates to its ornate architecture and design. The overall
architecture of the building will not be altered and as noted previously, the external alterations
proposed are considered to be minimal, such as the updating of windows to sash and case
(which will replicate the window style of the windows on the upper floors of the building).
5.5 Further design advice from Historic Environment Scotland: “Use and Adaptation of Listed
Buildings” (2019) states that the quality of a building’s interior would depend on its previous
usage, such that:
“The interest and quality of an interior will vary for each listed building. Some public buildings,
like town halls, may have very important interiors, which should influence the approach taken.
For the most part, buildings that are not used as homes, such as schools and hospitals, will have
interiors that are utilitarian, and designed for use rather than appearance. They may therefore
be capable of more radical change, including the removal of internal walls to create larger
spaces. 
The interiors of non-domestic buildings are also more likely to have been changed in the past.
These alterations can affect their original character and appearance. If a building’s interior is no
longer making a meaningful contribution to its special interest, it is likely that further changes
will not do more harm.” 
5.6 The internal alterations involve minor removal and re-organization of room layouts adapted to
provide living accommodation. The removal of non-original features such as walls, ATM and the
banking safe, and the back office are all features which would not make a meaningful

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contribution to the future use of the property neither are they of any special architectural
interest.
5.7 The proposal is respectful and subsidiary in design, and proposes minimal changes to the
exterior elevations. Details of the external changes include replacement windows to the front,
rear, and side elevations to be more visually cohesive with the upper floor designs as well as
increasing thermal and energy efficiency. Removal of the timber panel which covers the former
ATM machine and to be replaced with a 5-panel, white painted, timber door to match the
adjacent common stairwell entrance to the upper floor flats. 2 hopper windows (white painted,
metal framed) in the upper glazed panels of the existing bay window to meet ventilation
requirements. Service terminations are to be located on the rear elevation.
5.8 The design-led approach to the development has considered the significance of the heritage
assets, creating a sensitive development that contributes to providing efficient homes. The
proposed sustainability measures ensure that the development is long-lasting and adaptable to
future changes in climate and the use of the dwellings by occupants. The proposed layout of
the development provides 2 new residential units in an existing vacant and derelict commercial
unit; given the movement of online banking, there is minimal viability for another banking branch
to capitalise on the existing property. In turn, providing addition residential units in a town centre,
will reduce the need for unsustainable transport usage and also contribute to the current
housing crisis. As the proposal is for internal changes, there will be minimal, if any impact to the
character of the Listed Building or Conservation Area.

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6                CONCLUSIONS
6.1 Key Determining Factors for the planning assessment are:
• The principle of development
• The impact of development on the Conservation Area and built heritage
• The use of empty buildings
• The residential use of the ground floor in a town centre location 
PRINCIPLE OF DEVELOPMENT
6.2 Policy 1 of the Adopted LDP (2019), and NPF4 Policy 14 both stipulate that the principle of
development will be supported if it is consistent with the qualities of the character of the area.
The site is within the town centre area of Aberfeldy, which exhibits a land use pattern of mixed
uses and occupancies including ground floor level residential use in the town centre and at The
Square. The existing building already has residential flats in the upper floors, neighbouring uses
also are a mix of residential above with commercial or residential use below. The site is also
located within the Aberfeldy Conservation Area. The principle of utilising a vacant building is
broadly supported in NPF4 Policy 7 – Historic Assets and Places, whereby the reuse or alteration
or extension of a Listed Building will be supported where the character and historic interest and
setting are preserved. As noted throughout this Planning Statement, there will be minimal
external alterations for the very reason to preserve the historic features of the building and the
surrounding setting in the conservation area. 
6.3 The proposal would provide 2 new flatted dwellings within the centre of Aberfeldy which would
re-use the existing building fabric and reduce waste at the same time new internal building
adaptions for heating and insulation including rating of the replacement windows would
considerably improve energy efficiency. The proposal also enables change for regeneration
within an historic environment without adversely impacting the area’s character and
appearance; thus respecting the historic built environment as well as utilising previously
developed land. The proposal outlines very limited external alterations and would therefore
retain the surrounding character of the town centre. As outlined in the Design and Access
Statement, the only external alterations proposed are the window designs; a new entrance to
Flat 2 via the former ATM location; and service terminals on the rear elevation.
6.4 The applicant has designed a sympathetic development to utilise the floorspace for two ground
floor accommodation units by combining the various requirements of the policies. The inclusion
of low-carbon technologies improves the resilience of the proposal and will meet requirements
for residential building health and safety and efficiency measures. Given that the Natwest Group
had marketed this property for multiple years, and considering the decline in physical banks
within towns and cities over the decade, as well as being in a housing crisis, this proposed
change of use would optimise the currently vacant unit and provide much needed
accommodation units.

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IMPACT OF THE DEVELOPMENT ON THE CONSERVATION AREA AND BUILT HERITAGE
6.5 Sections 59 and 64 of the Planning (Listed Buildings and Conservation Areas) (Scotland) Act
1997, Historic Environment Scotland (HES) Policy Statement (June 2016), Managing Change in
the Historic Environment (2010) and New Design in Historic Settings (2010), Policy 7 of NPF 4
(Historic Assets and Places), and Policies 10, 27A, and 28A of the LDP (2019) all apply. 
6.6 The property was built in the late 19th century, as a commercial bank at the time, forming part
of a town centre development of shops and commercials unit serving the surrounding villages.
Both upper floors of the building have since been converted from offices to residential units.
The bank shut in 2018 and has been marketed for several years without new commercial use
or occupier interest.
6.7 The context in which the building is located involves of a mix of gables, bay windows, dormers
and the like in which the buildings are of a general masonry nature. The immediate context is of
a traditional order with larger glazed elements to the ground floor and lesser glazing above. The
proposed design will preserve the existing window and entrance scales and locations to
preserve the building’s character and elevation features. Development of the existing building
would not negatively affect the streetscape or nearby buildings of specific architectural or
historical interest. 
6.8 With regard the NPF4 Policy 7, part d) and part e) are concerned with the proposed
development imposing negative effects on a Conservation Areas – the proposal will preserve
historical assets within the building and complies with the HES Managing Change in the Historic
Environment series “Use and Adaptation of Listed Buildings” and “Interim Guidance on the
Designation of Conservation Areas and Conservation Area Consent”. 
6.9 The submitted Design and Access Statement by Neil Dall Architect provides detailed
commentary and analysis about the design choices and compliance with Building Standards
Regulations.
6.10 The vision of the proposed house are threefold; utilise a vacant property; provide accessible
residential accommodation; and to use well considered and appropriate historic materials.
6.11 As such the proposed development accords with the Planning (listed Building and Conservation
Areas) (Scotland) Act 1997, Adopted LDP (2019), and the relevant Managing Change in the
Historic Environment: Setting guidance.
6.12 Under Section 64(1) of the Planning (Listed Buildings and Conservation Areas) (Scotland) Act
1997, in determining the application, the Planning Authority should pay special attention to the
desirability of preserving or enhancing the character or appearance of the relevant designated
area. The design and materials which will affect the Aberfeldy Conservation Area are considered
appropriate to both the character and appearance of the building, area, and its setting. 
6.13 As the proposal is for internal alterations only, the design has been carefully considered in terms
of the existing heritage assets within the property. Alterations affecting the external appearance
of the building, such as the proposed 1-bed flat front door and window replacements, will be
replaced to coincide with window designs on the upper floors of the building (new white-painted,

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timber-framed, slimline double-glazed sash-&-case windows (6-over-2 design) to preserve the
history and character of the building and the Conservation Area and ensure no adverse impacts
on the wider setting of the site.
6.14 The proposal is proportionate in scale and appropriate in its material choices, meaning the
character and appearance of the Aberfeldy Conservation Area and nearby Listed Buildings will
be preserved. The proposal meets all necessary policy and conservation objectives and
prevents the deterioration of a heritage asset through sensitive and thoughtful redevelopment,
ensuring there is no adverse impact. The proposal will result in no harm to the significance of
any designated or non-designated heritage asset.
THE USE OF  EMPTY BUILDINGS
6.15 As outlined above, the site is vacant and within an appropriate location for a residential
development. The redevelopment of a vacant and derelict building is supported in principle
provided that the proposal is compatible with other policies of the Local Development Plan.
Where it is suspected by the council that a development site may be contaminated, the
developer will be required to undertake a site investigation, to the satisfaction of the council.
6.16 The proposals will result in an improvement to the quality of the surrounding residential area by
regenerating a vacant brownfield site as well as producing more energy efficient and lower
carbon footprint homes – which complies with NPF4’s other relevant policy areas including
Policy 11 Energy part a) - through use of on-site renewable energy technology. 
RESIDENTIAL USE OF A GROUND FLOOR IN TOWN CENTRE LOCATION
6.17 As outlined in NPF4 Policy 27 – City, Town, Local and Commercial Centres, development
proposals that enhance and improve the vitality and viability of city, town and local centres,
including proposal that increase the mix of uses, will be supported. TOWNTOOLKIT.SCOT
acknowledges that town centres traditionally had more businesses, public buildings, and shops;
however, certain types of shops and public buildings have seen a dramatic decline in their
presents on the high street, resulting in vacant buildings. TOWNTOOLKIT.SCOT also outlines
that “if they [buildings] are underused or empty, they should not just be viewed as unsightly, but
as an opportunity waiting to be used to accommodate more jobs, services, or homes, all of
which boost the town centre”.
6.18 We have looked at previously approved Change of Use applications regarding retail/
commercial ground floor uses to residential throughout Perth and Kinross Council area.
Specifically we have targeted applications which have been determined under since NPF4 came
into use in February 2023. 
6.19 The most relevant applications to this proposed development, and therefore used a precedence
are the following (both of which have been approved planning permission):
• 24/01824/FLL – Change of Use and alterations to office to form dwellinghouse
• 23/01481/FLL – Change of Use from shop (Class 1A) to a flat

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6.20 24/01824/FLL is within the Perth Central Conservation Area with Listed Buildings located
nearby. The Report of Handling outlines that the proposal for the reuse of an old building
satisfies NPF4 Policy 9 along with various other policies including NPF4 Policy 15. The report
further states that “The reuse of a vacant building and its sensitive conversion will protect the
character of the Central Perthe Conservation Area. The proposal satisfies NPF4 Policy 7 and
LDP2 Policy 28.”
6.21 Comparably, 23/01481/FLL is a category B Listed Building located within Perth Central
Conservation Area (also at ground floor level). The Report of Handling outlines that although the
proposal does not fulfil NPF4 Policy 27f) and g), or LDP2 Policy 10, it has been highlighted “that
the property has been vacant and marketed since 2017 with no interested party coming forward,
information to demonstrate the marketing of the property is included in the statement.”
6.22 Given the similarities of the 24/01824/FLL and 23/01481/FLL applications to this proposal, and
that relative marketing material and information has been provided to demonstrate the lack of
interest in professional/ office occupancy, the applicant is arguing that this proposal should be
assessed with similar fairness.
6.23 Regarding compatibility, this proposal will bring a vacant Listed Building, located within a
conservation area back into use, through reuse and restoration to provide much-needed
accommodation whilst preserving the character and appearance of the Listed Building and the
conservation area. The approach therefore satisfies NPF4 Policy 7 and Policy 14, and LDP
Policy 27A and 28A.
6.24 There are limited external alterations proposed to the frontage beyond restoration. The new
interventions will offer an improvement on the appearance of the existing principle elevation
whereby new windows on the ground floor will not only provide the ground floor with better
insulation and energy efficiency, but also restore the visual appearance to create a more
cohesive elevation whereby all the windows are of the same design and pattern. These changes
do not present any risk of harm to the character or appearance of the listed building or the
conservation area. The approach therefore satisfies NPF4 Policy 7 and Policy 14 and LDP Policy
27A and 28A.
6.25 Given the location of the proposal, active travel and existing public transport connections makes
it convenient for new residents to access key services within walking and cycling distance. The
lack of car parking in the central location should not come as a surprise but become a standard
in line with NPF4 Policy 1, Policy 13 and Policy 15 and LDP Policy 60A. 
ACTIVE TRAVEL AND 20-MINUTE NEIGHBOURHOODS
6.26 The applicants have also referred in their submissions to the close proximity of the site to all
amenities found in the town centre, which is in immediate walking distance of the site. The highly
accessible location on foot or cycle or wheel demonstrates compliance with NPF4 Policy 13
with reference to promotion of Active Travel and reduction in motor vehicle reliance in parts b)
and e) of Policy 13. The same approach described would count towards contributing to the
NPF4 Policy 15 on 20-minute neighbourhoods where encouragement is given to improve local

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23                  
Alligin Properties Ltd 
living in a way that contributes to local circumstances and engenders active lifestyle and health
and well-being.
6.27 As there is no designated parking associated with the building, the applicant is proposing to
retain the existing cycle parking to the front of the property which can facilitate up to 6 cycles.
6.28 The fact this property has previously been subject of other planning applications, such as in
2012 to change the use of the commercial use into four residential flats, demonstrates that there
is a market demand for living in a historic location.
6.29 In summary, the Planning Statement has found the proposal fully complies with NPF4 policies
along with LDP Policies and the associated guidance. 
6.30 We would therefore ask Perth and Kinross Council to support this planning application and
associated Listed Building Consent application.

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8 The Square, Aberfeldy Design & Access Statement 11/04/2026 (Rev. A)
1
1.0 Application Information
 Applicant Name: Alligin Properties Ltd.
 Application Description: Full Planning Permission for change of use from office/ commercial (Class1A) to
two residential flats (sui generis) and Listed Building Consent for internal and external alterations at the
former Royal Bank of Scotland, 8 The Square, Aberfeldy PH15 2DD.
 Architect: Neil Dall Architect Ltd., 51 Woodhall Road, Edinburgh EH13 0HD
 Pre-application Planning Enquiry:
o Non-householder pre-application Planning advice 24/00042/PREAPL – feedback received from
Keith Stirton, Perth & Kinross Council, on 28 March 2024.
2.0 Introduction
 This Design & Access Statement has been prepared in support of the applications for Full Planning
Permission and Listed Building Consent, as described above. This statement should be read in
conjunction with the Planning Statement prepared by Gray Planning and Development Ltd, which
demonstrates compliance with the development plan and other material considerations.
 This document will clarify the concept, strategy, and primary design parameters for the proposals, taking
into consideration the relevant supporting design guidance prepared by the Council.
3.0 Property & Site Details
 The property, constructed in 1885 for The National Commercial Bank, is a category B-listed building (HES
ref: LB20857), which is located within the Aberfeldy Conservation Area.
 The upper floors of the property were converted from office/ commercial to four residential flats in
2015/16 (consent refs: 12/00255/FUL and 12/00256/LBC). Note: the applicant, Alligin Properties Ltd., is
also the owner of these properties.
 The proposal is to convert the ground floor of the property to two residential flats. The design proposal
responds to NPF4 Policy 27 and LDP Policies 1A and 1B of LDP2, which require that development
contributes positively to the character and amenity of the area. It also responds to NPF4 Policy 7 and
LDP Policies 27A and 28A of LDP2, which require that proposals protect and enhance the character and
appearance of the conservation area and the special architectural and historic interest of listed buildings.
The proposal complements the historic assets of the area as there will be minimal alterations to the
exterior of the building. Changes include the removal of modern fixtures and fittings; replacement of a pair
of non-original windows on the rear elevation to match the style of windows on the upper floors above;
introduction of hopper windows to the front elevation bay window; and the removal of the timber panel of
the former ATM machine to reinstate a white-painted timber entrance door, which will provide access to
one of the proposed flatted dwellings.
Front (east) elevation of 8 The Square, Aberfeldy, with the Breadalbane Arms Hotel to the left and Aberfeldy Information Centre to the right.
Location plan (not to scale) to show the urban context of the property in the centre of Aberfeldy.
The red lines denote the application site, and the blue lines denote adjacent property also owned by the applicant.

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8 The Square, Aberfeldy Design & Access Statement 11/04/2026 (Rev. A)
2
4.0 Design Principles
4.1 Sub-division of the Property
 Initial design options looked at sub-dividing the property on the line of the existing chimney wall - this
appeared to be the most logical position, as it would involve infilling one opening only. However, this
proposal created a generous 2 or 3-bedroomed flat (84m2 GIFA) and very small studio flat (34m2 GIFA).
As the studio flat would be smaller than typical design guidance for a studio dwelling (36m2) and Building
Regulations’ space standards would be at the absolute minimum, an alternative option was pursued.
 A second option looked at straddling the chimney wall, giving over the twin-windowed room (with ramp) to
the smaller flat. Forming the fire and acoustic separation between the flats would still be straightforward,
as it would involve infilling two door openings. This layout would create a more generous 1-bedroom flat,
with separate living and kitchen/ dining spaces, a more spacious shower room, and a zone for utility
appliances and cloaks. The larger 2-bedroom flat would have a generous combined living room/ kitchen,
with a separate utility room/ store.
 Given the advantages of the second scheme described above, it was decided to pursue this option.
Early design concept drawing of scheme option 2 to show the proposed sub-division of the property. Flat 1 (2 bedroom) is shaded in blue and
Flat 2 (1 bedroom) is shaded in red.
4.2 Design Development
 The preferred scheme design option was emailed to the Building Standards department for comments on
the proposed layout and the extent of building fabric upgrades (thermal, acoustic, and fire), which would
be deemed 'reasonably practicable', given that the building is B-listed.
 Pre-Warrant enquiry feedback was received from Stephen Fairley, Building Standards Surveyor, by email
on 23rd September 2024. Stephen was the surveyor who dealt with the conversion of the upper floors in
2015 and advised on fabric upgrades as follows:
o Thermal upgrades: “…carry out a feasibility study concerning upgrading the building fabric to at
least the U-values for individual elements noted in the Building Standards Technical Handbook
(0.7 for walls and floors, and 3.3 for glazing). This would give you a starting point to discuss with
Planning.”
o Acoustic upgrades: “…no need to do anything with the separating floor between ground and first
floor, as this is existing and was sound tested back in 2014 as part of the previous Building
Warrant application. Approach an acoustic consultant to carry out an assessment of the proposed
separating walls.”
o Fire upgrades: “…‘in principle’ the proposed flat layouts look compliant. There are no inner rooms
present so there is no requirement for escape windows. Each flat will have its own independent
access and egress so there are no shared escape routes to complicate matters. There may be
some detailing to consider at the head of the walls that are to become separating walls for the
first time. However, I suspect that these will be fine given the traditional construction of the
building. Obviously, the flats will require compliant fire alarm systems but other than that there
should be no onerous requirements to consider.”
 Opening-up works were subsequently carried out to determine the existing construction of external and
internal walls, the ground floor, and the separating floor to the first-floor flats. HES Technical Paper 24
was consulted and outline thermal upgrade options were proposed. General arrangement drawings were
then developed accordingly in consultation with Structural Engineer, Kane Harrison from SF Structures.
 The developed proposals were discussed at a site meeting with Stephen Fairley and his colleague Scott
Lennon from Building Standards, on Tuesday 29th October 2024. They were supportive of the proposals
and indicated that they did not see anything that was likely to prove problematic regarding Building
Regulation compliance. They offered to assist if items arose during Planning process that required further
discussion.
Example of opening-up works undertaken to establish the existing fabric construction. HES Technical Paper 24 was then consulted and outline
thermal upgrade options proposed.

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8 The Square, Aberfeldy Design & Access Statement 11/04/2026 (Rev. A)
3
5.0 Final Design Proposals
5.1 Access Arrangements
 Level access will be provided to Flat 1, via the existing external ramp on The Square. The flat interior will
be on a single level.
 A small step (approx. 100mm high) will be required at the entrance door of Flat 2 to accommodate the
existing level change between internal floor level and external ground level. In discussion with Building
Standards, a small step was deemed to be preferable to an external ramp, which would disrupt the
existing hard landscaping and could result in an obstruction or trip hazard for members of the public. The
existing internal ramp will be retained in Flat 2 to provide ambulant disabled access to the living room.
 Door widths and dimensions of kitchens and sanitary facilities of the proposed flatted dwellings have been
designed to meet the accessibility space standards required by current Building Regulations.
The existing access ramp is to provide level access to Flat 1.
5.2 Internal Alterations
 General Principles
o Non-original partitions forming office spaces and WC accommodation, and grid suspended
ceilings are to be removed. Original architectural features have been lost or disrupted in the past
when the property was in use as a bank.
o The number of structural alterations is to be restricted, in order to minimise loss of original fabric.
Structural alterations will be limited to the formation of a new opening in the former safe; widening
of two door openings; removal of two walls at the rear of the property to form a compliant
bathroom; and the infill of two door openings to form separating walls between flats.
o Suspended ceilings will be installed throughout the new spaces to improve the current fire and
acoustic separation to the flatted properties above; form a void for services, including ventilation
ductwork; and to retain existing cornices undisturbed.
 Thermal Fabric Upgrades
o External walls, with lath and plaster finish, are to be upgraded with polystyrene beads, 30-75mm,
blown into the cavity between internal plaster linings and external masonry. This is one of the
highest performing types of wall upgrade described in HES Technical Paper 24.
o Walls between Flat 1 and the adjacent common stair are plastered on the hard. The application of
10mm Aerogel, with a plastered finish, was considered, but ruled out on cost grounds. Instead,
the walls are to be framed-out and insulated with high-performance PIR insulation between and
over timber battens.
o High-performance PIR insulation (100-120mm) is to be installed between the existing suspended
floor joists. The insulation thickness will be dictated by the depth of the existing floor joists and
the existing solum void.
Examples of non-original partitions to be removed as part of the works.
Floor plan - final design proposal. The grey hatching denotes the accessibility space standards required by the current Building Regulations.

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8 The Square, Aberfeldy Design & Access Statement 11/04/2026 (Rev. A)
4
5.3 External Alterations
 Entrance door to Flat 2
o It is proposed to remove of the timber panel of the former ATM machine, granted consent in
2018, and replace it with a white-painted timber door. The 5-panel design will be to match the
adjacent common stair entrance door and will meet current thermal standards. The installation of
a polycarbonate internal secondary glazing system will improve the thermal performance of the
existing fanlight.
 Hopper Windows to Flat 2
o White-painted, timber-framed, hopper windows are proposed in the upper glazed panels of the
existing bay window to meet the trickle ventilation requirements for the proposed kitchen/ dining
(currently there are no openable windows in this room, so it is prone to overheating). The slimline
double-glazed units to the hoppers will improve the acoustic and thermal performance, alongside
the installation of a polycarbonate internal secondary glazing system to the remaining windows.
 Removal of window security bars (rear elevation)
o Replacement of the window security bars on the rear (west) elevation are proposed as they are
unsightly and do not offer any provision for emergency escape, though this would not strictly be a
requirement of the Building Standards.
 Replacement windows (rear elevation)
o Replacement of the pair of ground floor windows (W7) on the rear (west) elevation is proposed as
the windows have been replaced in the past to accommodate fans for the bank’s kitchen and WC
facilities.
o The proposed replacement windows will be white-painted, timber-framed, sash-&-case windows,
with 6-over-6 design, frame size, and astragal proportions all to match the windows on the floors
above. The traditional sash-&-case opening mechanism will permit emergency escape and
comply with domestic purge ventilation requirements. The installation of a polycarbonate internal
secondary glazing will improve the thermal and acoustic performance.
 Services Terminations
o Services terminations are to be located to the rear. Small MVHR systems are proposed to
maximise energy efficiency and minimise the number of terminations through the external walls.
The ductwork will run in the void formed by the suspending ceilings.
o Drainage connections will primarily be at the rear, with low-level, black-painted cast-iron branch
connection made to the existing stacks.
o One new drainage connection from Flat 1’s kitchen is also proposed to the existing rainwater pipe
on the side (north) elevation, which will be upgraded to waste vent pipe standard by installing a
cast-iron swan-neck vent above gutter level.
Front (East) elevation of the property. The timber panel to be replaced by the entrance door of Flat 2 is highlighted in blue and the location of
the proposed hopper windows in green.
Front (east) elevation – final design proposal, including proposed hopper windows and reinstated door.

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8 The Square, Aberfeldy Design & Access Statement 11/04/2026 (Rev. A)
5
5.4 Privacy & Residential Amenity
 The flat layouts have been designed so that public rooms (living, kitchen, dining) are located to the front
of the property, overlooking the pedestrianised hard landscaping of The Square.
 Bedroom accommodation and sanitary facilities will be located to the rear of the property, as this will be
quieter and have greatest privacy.
 The creation of the two flats will not adversely affect the privacy or residential amenity of any adjacent
properties, as the new flats will have direct entry from the street level, with no requirement to use the
shared stairwells. Windows from the proposed flatted dwellings will not overlook any windows or garden
ground of adjacent dwellings.
 Privacy to the gardens of the proposed flats to the adjacent car parking area will be provided by raised
planters.
5.5 Garden, Outdoor Clothes Drying & Refuse/ Recycling Facilities
 The gravel external area to the rear of the property is to be hard landscaped to form gardens to both
flatted dwellings. As well as providing privacy to the garden areas, the planters containing shrubs will
provide a net gain for biodiversity.
 The gardens can also be used by the residents of the proposed flats for outdoor clothes drying. Access to
the gardens will be via the single-storey outbuildings at the rear.
 The outbuildings will continue to be used for the storage of refuse and recycling bins, shared with the
residents of the flatted dwellings above.
Rear (west) elevation of the property. Window bars to be removed are highlighted in red. The central pair of non-original windows, containing
services terminations, are to be replaced. The outbuildings will continue to be used for the storage of refuse and recycling bins.
Rear elevation – final design proposal. The proposed pair of replacement windows (W7) will match the 6-over-6 design of the windows above.
The outdoor area is to be hard landscaped to form gardens, with planters containing shrubs to provide privacy screening to the adjacent car
park.
6.0 Conclusion
 The design proposals to form two flatted dwellings are sympathetic to the existing building and restrict
number of structural alterations to minimise loss of original fabric. Carefully considered interventions are
proposed to improve the environmental performance of the building and improve existing levels of
acoustic and fire separation to the properties above. Materials will be used that are appropriate both to
the existing property and wider historic environment. The proposals will preserve the special character
and appearance of the listed building and the Aberfeldy Conservation Area.

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Page 112

J & E Shepherd • Chartered Surveyors • 13 Albert Square • Meadowside • Dundee • DD1 1XA •Tel 01382 878005• Fax 01382 878009
DX No • DD124  E-mail • j.reid@shepherd.co.uk : Website • www.shepherd.co.uk
Regulated by RICS 
JR\CG 
23 June 2026 
Partners
Ian J Fergusson BSc FRICS
Christopher J Grinyer BSc MRICS
Ian F Hannon BSc (Hons) MLE MRICS
Graeme Stewart Dip Surv MRICS
John Paul Bennett BA (Hons) Fin ACMA
Gerry McCluskey Dip Prop Invest MRICS
J Malcolm Hunter MRICS
Kevin I Angus MRICS
Paul Taylor MRICS
Jason Begg MRICS
Craig Brown BSc MRICS
Michael Horne BSc MRICS
Darren Lewis BSc (Hons) MRICS
Steven W Barnett BLE FRICS
D Niall Gunn BSc MRICS
Neil Thomson BSc MRICS
Martin Waite MRICS
Adrian Stott BA (Hons) Dip Surv FRICS
Jonathan Reid BLE (Hons) MRICS
Donal Henretty BLE MRICS
James U Richardson MA (Hons) MRICS
Gregor Simpson BLE MRICS
Alan Fleming MRICS 
Kevin N Bell BSc MRICS
Anthony Bennett BLE MRICS
Stuart Dunne BSc (Hons) MRICS
Andrew Neil MRICS
Andrew D Sykes MRICS
Paul J Duncan BSc (Hons) MRICS
Kristofor Hall MRICS
Elliot Brown BSc (Hons) MRICS
Alastair Buchanan BSc (Hons) MRICS
Neil A Calder BSc MRICS 
Graeme Haywood MA (Hons) MRICS
Mark McQueen BLE MRICS 
Christopher P Weir MRICS
David P Marr BSc MRICS
Barry Reid  BSc (Hons) MRICS
Michael Rutherford BSc (Hons) MRICS
David Breingan, BSc Pg Dip MRICS
Jon Thomson, BSc MRICS
David R MacDonald, BSc (Hons) MRICS
Edward Cook, MSc MRICS
Adam Honeyman, MA (Hons), MRICS
Alan Berry, MA (Hons) MRICS
Kieran Bonner, BSc (Hons) MRICS 
Antony Burns, MRICS
Angus Carruthers, BSc (Hons) MRICS
Luke Doyle, BSc (Hons) MRICS
Michael McDade, MSc MRICS
Steven Mackie, MSc MRICS
Norman Robb, BSc MRICS
Tom Higgins, MRICS
Krishan Patel, MRICS
John Leighton, MRICS
Alan R Crooks, MRICS
Andrew MacFarlane, BSc MRICS
Craig Wilson, BSc Hons MRICS
Emily Anderson, MSc MRICS
Liam Loudon, BA (Hons) MSc MRICS
James Morrison, MA (Hons) MRICS
Craig Nicol, BLE (Hons) MRICS
Ian Young, MRICS 
Associates 
Gavin Russell BSc (Hons) MRICS
David Sands,  
Alligin Properties Limited,  
2 Greenburn Road,  
New road,  
Milnathort,  
KY13 9XT. 
Dear David, 
8 The Square, Aberfeldy 
I refer to the marketing of the above premises and write to confirm the property has been fully marketed since January
2026.  Marketing has included preparation of property details which have been circulated both locally and nationally,
inclusion of the property details on our own website as well as other commercial property websites and an agency
board on the front of the property. 
Enquiry levels have been extremely limited although three viewings have been arranged.  None of the interested parties
wished to progress their interest any further as the property was not suitable for their requirements.  The heavy frontage
and internal layouts are not conducive to retail use and at present we are unaware of any occupiers who would consider
leasing the property. 
In addition, the previous tenant had actively tried to dispose of their leasehold interest for a significant period prior to
our marketing at the start of this year. No serious interest was generated or requests to sub-let/ assign the lease were
received. 
I trust this updates you. 
Regards. 
Yours sincerely,

Page 113

Page 2 
Jonathan Reid BLE (Hons) MRICS
For J & E Shepherd

Page 114

REPORT OF HANDLING
DELEGATED REPORT
Ref No 24/01824/FLL
Ward No P12- Perth City Centre
Due Determination Date 16th February 2025 Extended to 28th February 2025
Draft Report Date 19th February 2025
Report Issued by Claire Myles Date 19/2/25
PROPOSAL: Change of use and alterations to office to form
dwellinghouse
LOCATION: Labour Club 11 Barossa Street Perth PH1 5NR
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 application is for change of use and alterations to an office to form a two-
bedroom dwelling house at the former Labour Club, 11 Barossa Street, Perth.
The application site is a two-storey building accessed from Barossa Street through a
shared access and car park. The building sits hard against the west boundary which
is a stone wall. The north gable abuts a Sports Club building and the south gable has
space for parking with shared access to a shed on the south boundary which the
Sports Club owns. The two-storey building has an asbestos sheet roofing, random
stone rubble walls and a mix of UPVC and timber frame windows. The building is
vacant, in poor condition and the stonework and coping stones require protection.
The site is close to the City Centre and is in Perth Central Conservation Area. There
are listed buildings nearby, to the south of the site are C-Listed buildings fronting
Atholl Street and to the northwest is a C-Listed building fronting Stormont Street.
SITE HISTORY
91/00677/FUL ERECTION OF SATELLITE DISH AT 3 June 1991 Application
Approved
PRE-APPLICATION CONSULTATION
Pre application Reference: None.
DEVELOPMENT PLAN
The Development Plan for the area comprises National Planning Framework 4
(NPF4) and the Perth and Kinross Local Development Plan 2 (2019) (LDP2).
National Planning Framework 4

Page 115

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 2: Climate Mitigation and Adaptation
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 15: Local Living and 20 Minute Neighbourhoods
Policy 16: Quality Homes
Policy 22: Flood Risk and Water Management
Policy 23: Health and Safety
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 28A: Conservation Areas: New Development
Policy 41: Biodiversity
Policy 52: New Development and Flooding

Page 116

Policy 53B: Water Environment and Drainage: Foul Drainage
Policy 53C: Water Environment and Drainage: Surface Water Drainage
Policy 56: Noise Pollution
Policy 60B: Transport Standards and Accessibility Requirements: New Development
Proposals
Statutory Supplementary Guidance
 Supplementary Guidance - Developer Contributions & Affordable Housing
(adopted in 2023)
 Supplementary Guidance - Flood Risk and Flood Risk Assessments (adopted
in 2021)
 Supplementary Guidance - Placemaking (adopted in 2020)
OTHER POLICIES
Non-Statutory Guidance
 Planning Guidance - Planning & Biodiversity
 Conservation areas
 Supplementary Guidance - Renewable & Low Carbon Energy (draft)
NATIONAL GUIDANCE
The Scottish Government expresses its planning policies through The National
Planning Framework, Planning Advice Notes, Creating Places, Designing Streets,
National Roads Development Guide and a series of Circulars. 
Planning Advice Notes
The following Scottish Government Planning Advice Notes (PANs) and Guidance
Documents are of relevance to the proposal:
 PAN 40 Development Management
 PAN 51 Planning, Environmental Protection and Regulation
 PAN 61 Planning and Sustainable Urban Drainage Systems
 PAN 68 Design Statements
 PAN 69 Planning and Building standards Advice on Flooding
 PAN 75 Planning for Transport
 PAN 77 Designing Safer Places
Creating Places 2013
Creating Places is the Scottish Government’s policy statement on architecture and
place. It sets out the comprehensive value good design can deliver. It notes that
successful places can unlock opportunities, build vibrant communities and contribute

Page 117

to a flourishing economy and set out actions that can achieve positive changes in our
places.
Designing Streets 2010
Designing Streets is the policy statement in Scotland for street design and changes
the emphasis of guidance on street design towards place-making and away from a
system focused upon the dominance of motor vehicles. It was created to support the
Scottish Government’s place-making agenda, alongside Creating Places.
National Roads Development Guide 2014
This document supports Designing Streets and expands on its principles and is
considered to be the technical advice that should be followed in designing and
approving of all streets including parking provision.
CONSULTATION RESPONSES
External
Scottish Water - No objection.
Internal
Structures And Flooding - No objection.
Development Contributions Officer - This proposal is within the catchment of
Riverside Primary School. Education & Children's Services have no capacity
concerns in this catchment area at this time. The site is located in the Transport
Infrastructure contributions zone (Appendix 3 of the Supplementary Guidance). 
Changes of use to residential, resulting in less than 5no units, are not required to
make a contribution.
Transportation and Development - No objection, subject to a condition to provide a
detailed design for secure covered cycle storage for one bicycle. Further information
submitted during the application process in response to initial comments.
Conservation Team - The reuse of the building is supported. However, the proposed
windows should be of a traditional sliding-sash opening mechanism to be more in
keeping with the conservation area.
Environmental Health (Noise Odour) - No objection. It is noted that the building is
located next to a licensed premise, a car park and behind a high traffic street and as
such the occupier could be affected by traffic and patron noise. It is however also
noted that any occupier of the property will be aware of the surrounding area and
should expect noise associated with living in a mixed-use area in a city centre.
Advised to carefully consider the design and layout of the property and where
appropriate, noise mitigation measures put in place to ensure a satisfactory level of
amenity can be achieved internally.

Page 118

REPRESENTATIONS
Number of representations received: 2
The issues raised relate to the ownership notification, ownership of land and car
parking area for the adjacent Social Club.
Land ownership is not a material planning consideration. The agent confirmed during
the application process that there is a right of way assess arrangement noted in the
title deeds for the application site which was purchased at auction. This is a private
legal matter. The applicant is advised that the granting of planning permission does
not guarantee right of access to the site (Informative 10).
Ownership Notification – The agent for the application advised that this was sent at
the application submission stage and resent when the matter was raised in a letter of
representation. Certificate B within the application form has been completed as the
applicant is not the owner or sole owner of the land to which the application relates.
It states that notice was served to St Johnstone FC Supporters Club on 5 December
2024. This was resent during the application process, 24 January 2025.
Additional Statements Received:
Screening Opinion EIA Not Required
Environmental Impact Assessment (EIA):
Environmental Report
Not applicable
Appropriate Assessment under Habitats
Regulations
Habitats Regulations /
AA Not Required
Design Statement or Design and Access
Statement
Submitted
Report on Impact or Potential Impact eg Flood
Risk Assessment
Submitted – Bat Survey
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

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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.
Policy Appraisal
When considering all development proposals significant weight will be given to the
global climate and nature crises (NPF4 Policy 1). NPF4 Policy 2 aims to minimise
emissions from development and NPF4 Policy 3 aims to protect biodiversity, reverse
biodiversity loss, deliver positive effects from development and strengthen nature
networks. LDP2 Policy 32 and Policy 41 align with these national policies.
The site is in Perth Central Conservation Area and NPF4 Policy 7 and LDP2 Policy
28 require development in a Conservation Area to preserve or enhance its character
or appearance.
As the proposal is for the reuse of an old building, NPF4 Policy 9 Brownfield, Vacant
and Derelict Land and empty buildings is relevant and states at paragraph a)
‘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.’
NPF4 Policy 14 and LDP2 Policy 1 requires all development to be well designed,
contribute positively to the quality of the surrounding built and natural environment
and for development proposals to be supported they must be consistent with the six
qualities of successful places.
NPF4 Policy 15 requires development proposals to contribute to local living. NPF4
Policy 16 f) supports smaller scale opportunities within an existing settlement
boundary. LDP2 Policy 17: Residential Areas aligns with national policy with the
following categories relevant to the proposal (a) Infill residential development at a
density which represents the most efficient use of the site while respecting its
environs and (c) Proposals which will improve the character and environment of the
area.
NPF4 Policy 13 Sustainable Transport aims to ensure developments are in locations
which support sustainable travel and LDP2 Policy 60B aligns with this.
These policies are considered in full in the report below.
Change of Use, Design and Layout and Residential Amenity
The Design Statement notes there is no commercial demand to retain the building as
a store or office. It is in a poor state and needs urgent redevelopment. The site was
bought at auction.

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The proposal is for the sustainable reuse of a vacant former office building through
conversion and change of use, this satisfies NPF4 Policy 9 and is in line with the
policy intent of NPF4 Policy 1 and 2.
A Design Statement outlines the two-storey building can be sympathetically
converted to create a two-bedroom dwellinghouse. The roof is to be replaced and
finished with slate and existing wind and door openings retained and fitted with
timber frame units. The walls are to be rendered and painted to match the Academy
Building opposite to protect the stonework and reflect the surrounding area. There is
no residential amenity space with the building, however, this is deemed to be
acceptable in this instance given the site’s City Centre location, lack of amenity
space for surrounding residential properties and the North Inch, a large area of
public open space, is within easy walking distance of the site.
There is a long-established social club next door to the vacant building. As the
change of use is to a dwellinghouse, reference is made to NPF4 Policy 23 Health
and Safety paragraph e) the agent of change principle which applies to noise
sensitive development and protects existing noise generating uses.
The consultation response from Environmental Health outlines that the applicant
should be aware of the neighbouring use and the wider mixed-use area in the City
Centre. The consultation response advises the applicant to carefully consider the
design and layout of the property and where appropriate, noise mitigation measures
be put in place to ensure a satisfactory level of amenity can be achieved internally.
This is a small-scale proposal to repurpose a vacant office building to a two-bedroom
dwellinghouse in the City Centre. The supporting statement demonstrates the
proposal is consistent with the six qualities of successful places. The design respects
the character and amenity of the place and supports local living.
The proposal satisfies NPF4 Policy 14, NPF4 Policy 15 and NPF4 Policy 16 and
LDP2 Policy 1 and LDP2 Policy 17.
Conservation Considerations
The site is located within the Perth Central Conservation Area and adjacent to the
Category C listed buildings to the south (20-24 Atholl Street). The formal garden to
the rear of the Category B listed Rose Terrace is located opposite the site.
The windows were changed to a timber finish during the application process as the
site is in a Conservation Area. Drawing 07 shows a UPVC door and a condition is
proposed to ensure the front door is timber to complement the windows and protect
the character and appearance of the Conservation Area (Condition 5).
The reuse of a vacant building and its sensitive conversion will protect the character
of the Central Perth Conservation Area. The proposal satisfies NPF4 Policy 7 and
LDP2 Policy 28.

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Roads and Access
In respect of NPF4 Policy 13 and LDP2 Policy 60B, the site is in the City Centre,
close to shops, services, cultural and leisure uses and open space. The site is not
car dependent due to its location.
Transportation and Development requested further detail of parking, turning and
manoeuvring and deliveries to the site during the application process (Drawing 07).
The consultation response noted the further information provided by the applicant
and there is a right of way to the parking bays noted in the deed document. There is
no restriction to use the car park area to turn. The consultation response highlighted
that the parking and turning space is a matter of private agreement and it is the
responsibility of the applicant to maintain this agreement.
One allocated parking space is proposed, and two parking spaces are required for a
two-bedroom dwellinghouse as set out in national guidance. The applicant justified
the one space as being due to the site’s city centre location and ease of access to
shops, services and public transport. Cycle storage is shown on the site plan
(Drawing 07) and a condition for the submission of further detail of the cycle storage
is recommended by Transportation and Development, this is in line with NPF4 which
promotes active and sustainable modes of travel (Condition 3).
The proposal satisfies NPF4 Policy 13 and LDP2 Policy 60B.
Drainage and Flooding
In respect of NPF4 Policy 22 and LDP2 Policy 52, there are no flooding issues
arising. Details of drainage will be the subject of a building warrant application. The
Flooding Team have no objection to the proposed development.
Natural Heritage and Biodiversity
A Bat Roost, Bird and Protected Species Assessment Report by Tay Ecology Ltd
dated 17 January 2025 was submitted (Document 06). This demonstrated a
negligible suitability for the presence of bat roosts at the property. There was no
evidence of any bat roosting or having roosted in any area of 11 Barossa Street with
negligible suitability for roosting indicated. The hibernation
assessment demonstrated a negligible potential for hibernating bats.
The report highlights there is potential to enhance roosting opportunities for bats at
the site by installing a bat box as part of works and one bat box is recommended for
biodiversity enhancement.
Providing bird boxes for a range of species including house sparrows and wrens;
and species such as blue tits, great tits, and robins would provide a range of nesting
opportunities and enhance local biodiversity. Two nest boxes are recommended in
the report for biodiversity enhancement. No evidence of any other protected species
was identified during the survey.
The recommendation for bat and bird boxes in Document 06 are to be the subject of
a condition (Condition 4) to ensure biodiversity enhancement in line with national

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planning policy. The proposal satisfies NPF4 Policy 3 and LDP2 Policy 41, subject to
condition.
Material Considerations
The issues raised in the representations have been addressed in the report and are
not of sufficient weight to justify refusal of planning permission.
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.
VARIATION OF APPLICATION UNDER SECTION 32A
This application was varied prior to determination, in accordance with the terms of
section 32A of the Town and Country Planning (Scotland) Act 1997, as amended. 
The variations incorporate changes to the windows to ensure a timber finish.
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 lawfully started within that
period.

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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 The development hereby approved must be carried out in accordance with the
approved drawings and documents, unless otherwise provided for by
conditions imposed by this decision notice.
Reason - To ensure the development is carried out in accordance with the
approved drawings and documents.
3 Prior to commencement of any development on site, a detailed design for the
proposed secure covered cycle parking facility for a minimum of one bicycle
shall be submitted to and approved in writing by the Planning Authority. The
cycle parking, as approved in writing, shall be implemented in accordance
with the approved details to the satisfaction of the Council as Planning
Authority prior to the development being brought into use.
Reason - To encourage active and sustainable modes of transport as
promoted in National Planning Framework 4.
4 Prior to the completion or occupation of the dwellinghouse hereby approved,
whichever is the earlier, one bat box shall be provided and two bird boxes for
a range of species shall be provided as outlined in the Bat Roost, Bird and
Protected Species Assessment Report by Tay Ecology Ltd dated 17 January
2025 (Document 06). Photos of the installed bat and bird boxes shall be
submitted to the Council as Planning Authority together with a plan to show
the location of the installed bat and bird boxes. Thereafter, the bat and bird
boxes shall be maintained in a reasonable condition for the life of the
development, to the satisfaction of the Council as Planning Authority.
Reason - In the interests of employing best practice ecology and to ensure
there is no adverse impact on any protected species as identified under the
Wildlife and Countryside Act (1981).
5  Notwithstanding the details shown on Drawing 07  hereby approved, the
replacement front door is not approved.  The replacement shall be a timber
finish with a glazed fanlight, the details of which shall be submitted to and
approved in writing by the Planning Authority prior to the commencement of
development.  Thereafter the door shall be implemented in complete
accordance with the details as so agreed.
.
Reason - In the interests of visual amenity and to protect the character and
appearance of the Conservation Area.
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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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 Due to the nature of the proposed work it is important to keep in mind the
possibility of finding bats when doing work on the existing roof.  If bats are
found during works, the work should stop immediately and you should contact
NatureScot at Battleby immediately for advice.  Building works should avoid
the times of year when bats are most vulnerable to disturbance.  The summer
months, when bats are in maternity roosts, and the winter months when bats
are hibernating, should be avoided.  Typically, early spring and autumn
months are the best times to do work that may affect bats.  If you suspect that
bats are present you should consult NatureScot for advice.  For further
information visit the Bat Conservation Trust website http://www.bats.org.uk/. 
Please note that bats are protected by law, and it is a criminal offence to
deliberately harm, capture, kill or disturb a bat or its resting place.
4 Existing buildings or structures 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.
5 This application was varied prior to determination, in accordance with the
terms of section 32A of the Town and Country Planning (Scotland) Act 1997,
as amended.  The variations incorporate changes to the windows.
6 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
7 Guidance on the detailed design and positioning of the cycle storage can be
sought from Transport Scotland's Cycling by Design 2021.
8 The applicant is advised to refer to Perth & Kinross Council's Supplementary
Guidance on Flood Risk and Flood Risk Assessments 2021 as it contains
advice relevant to your development. https://www.pkc.gov.uk/ldp2floodrisk

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9 This planning permission is granted subject to conditions, some of which
require further information to be submitted to Development Management
either before works can start on site or at a certain time.  The required
information must be submitted via the ePlanning portal if your original
application was lodged that way, otherwise send it to us at
developmentmanagement@pkc.gov.uk.  Please be aware that a fee is
payable in respect of each request made, though there is no limit to the
number of conditions that can be discharged in a single request.  The Fees
Charter is available on our website www.pkc.gov.uk.  
The Council has two months to consider the information.  You should
therefore submit the required information more than two months before your
permission expires.  We cannot guarantee that submissions made within two
months of the expiry date of your permission will be able to be dealt with
before your permission lapses.
10 The applicant is advised that the granting of planning permission does not
guarantee right of access to the site. This should be agreed with the relevant
landowner(s) prior to the commencement of the development.
Procedural Notes
Not Applicable.
PLANS AND DOCUMENTS RELATING TO THIS DECISION
01
03
06
07

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REPORT OF HANDLING
DELEGATED REPORT
Ref No 23/01481/FLL
Ward No P12- Perth City Centre
Due Determination Date 27th November 2023 – extension to 8 December agreed
Draft Report Date 30th November 2023
Report Issued by CM Date 30/11/23
PROPOSAL: Change of use from shop (Class 1A) to a flat
LOCATION: 7 - 9 South Street Perth PH2 8PG 
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 application is for a change of use from a shop (Class 1A) to a one bedroom
residential flat.
The vacant property is on the ground floor of a Category B Listed Building located on
the north side of South Street at its junction with Watergate, in the City Centre. The
property fronts South Street and Watergate.
The site is in Perth Central Conservation Area.
SITE HISTORY
91/01492/FUL CONVERSION FROM LOUNGE BAR/FLAT/STORE TO 6 FLATS AT
31 August 1992 Application Withdrawn
93/00489/FUL CONVERSION OF 1ST  2ND & ATTIC FLOORS INTO 6 FLATS AT
20 July 1993 Application Approved
96/00333/FUL Change of use and alterations to form shop from public house at 8
May 1996 Application Approved
23/01822/LBC Alterations to building 
PRE-APPLICATION CONSULTATION
Pre application Reference: 23/00069/PREAPL

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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 13: Sustainable Transport
Policy 14: Design, Quality and Place
Policy 22: Flood Risk and Water Management
Policy 27: City, Town, Local and Commercial Centres
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 2: Design Statements
Policy 5: Infrastructure Contributions
Policy 10: City, Town and Neighbourhood Centres
Policy 27A: Listed Buildings
Policy 28A: Conservation Areas: New Development
Policy 52: New Development and Flooding

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Policy 60B: Transport Standards and Accessibility Requirements: New Development
Proposals
Statutory Supplementary Guidance
 Supplementary Guidance - Developer Contributions & Affordable Housing
(adopted in 2020)
 Supplementary Guidance - Flood Risk and Flood Risk Assessments
(adopted in 2021)
 Supplementary Guidance - Placemaking (adopted in 2020)
OTHER POLICIES
Non-Statutory Guidance
 Conservation areas
NATIONAL GUIDANCE
The Scottish Government expresses its planning policies through The National
Planning Framework, Planning Advice Notes, Creating Places, Designing Streets,
National Roads Development Guide and a series of Circulars. 
Planning Advice Notes
The following Scottish Government Planning Advice Notes (PANs) and Guidance
Documents are of relevance to the proposal:
 PAN 40 Development Management
 PAN 51 Planning, Environmental Protection and Regulation
 PAN 61 Planning and Sustainable Urban Drainage Systems
 PAN 68 Design Statements
 PAN 69 Planning and Building standards Advice on Flooding
 PAN 75 Planning for Transport
 PAN 77 Designing Safer Places
Creating Places 2013
Creating Places is the Scottish Government’s policy statement on architecture and
place. It sets out the comprehensive value good design can deliver. It notes that
successful places can unlock opportunities, build vibrant communities and contribute
to a flourishing economy and set out actions that can achieve positive changes in our
places.
Designing Streets 2010
Designing Streets is the policy statement in Scotland for street design and changes
the emphasis of guidance on street design towards place-making and away from a
system focused upon the dominance of motor vehicles. It was created to support the
Scottish Government’s place-making agenda, alongside Creating Places.

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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.
CONSULTATION RESPONSES
Internal
Conservation Team - The change of use is supported in principle; however, a listed
building application for the proposed works and repairs to the building are required.
The listed building application should include existing internal photographs and a
schedule of works including repairs to the shopfront fascia. Condition recommended
to remove vents from windows on Watergate.
Development Contributions Officer - No contribution required.
Structures And Flooding - No objection. As the commercial shops lie outside the
flood extent, the potential vulnerability increase due to this transition is negligible. An
informative is recommended to refer to Supplementary Guidance on Flood Risk.
REPRESENTATIONS
1 representation was received in support of the application as it will bring a vacant
property back into use in a building with flats on the upper level.
Additional Statements Received:
Screening Opinion EIA Not Required
Environmental Impact Assessment (EIA):
Environmental Report
Not applicable
Appropriate Assessment under Habitats
Regulations
Habitats Regulations /
AA Not Required
Design Statement or Design and Access
Statement
Submitted
Report on Impact or Potential Impact eg Flood
Risk Assessment
Not Required
APPRAISAL
Sections 25 and 37 (2) of the Town and Country Planning (Scotland) Act 1997
require that planning decisions be made in accordance with the development plan
unless material considerations indicate otherwise. The Development Plan comprises
NPF4 and the Perth and Kinross Local Development Plan 2019. The relevant policy
considerations are outlined in the policy section above and are considered in more
detail below. In terms of other material considerations, involving considerations of
the Council’s other approved policies and supplementary guidance, these are
discussed below only where relevant.

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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.
Policy Appraisal
The application site is a vacant ground floor commercial property in the city centre.
NPF4 Policy 27 f) states - Development proposals for residential use at ground floor
level within city/town centres will only be supported where the proposal will:
i. retain an attractive and appropriate frontage;
ii. not adversely affect the vitality and viability of a shopping area or
the wider centre; and
iii. not result in an undesirable concentration of uses, or ‘dead
frontages’.
NPF4 Policy 27 g) states that development proposals for city or town centre living
will take into account the residential amenity of the proposal.
LDP2 Policy 10 highlights that changes of use away from Class 1, 2 and 3 uses on
the ground floor in the city centre are discouraged unless it can be demonstrated that
the proposal would not be detrimental to the character, vitality and viability of the
centre and it can be demonstrated that there is no commercial demand for the
existing use.
In respect of the criteria outlined in national and local planning policy, the applicant’s
supporting statement highlights that the property has been vacant and marketed
since 2017 with no interested party coming forward, information to demonstrate the
marketing of the property is included in the statement. The property frontage has
fallen into a state of disrepair and is to be restored and retained to create an
appropriate and attractive frontage. The proposed change of use is compatible with
the residential flats on the upper level of the building. The proposal will not result in a
concentration of dead frontages and will bring a long-term vacant property back into
use improving the viability and vitality of the area.
In respect of residential amenity, the proposal is compatible with the mix of
surrounding commercial and residential uses in the city centre.
The proposal respects the character, vitality and viability of the city centre and it has
demonstrated that there is no commercial demand for the existing use.
The proposal satisfies NPF4 Policy 27 and LDP2 Policy 10.

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Drainage and Flooding
The Council’s Flooding Team was consulted and advised that as the commercial
shop lies outside the flood extent, the potential vulnerability increase due to this
transition is negligible.
The proposal satisfies NPF4 Policy 22 and LDP2 Policy 52.
Conservation Considerations
The application site is a Category B listed building located within the Perth Central
Conservation Area.
The external alterations are largely maintenance and repair works to the external
walls, windows and doors. An existing door on South Street is to be closed and
made secure with the main entrance to the property proposed from the Watergate
side. The proposed elevation drawings state the walls and doors are to be repainted
the existing colour. In order to respect the character of the listed building, a condition
is recommended by the Conservation Officer to remove the vents from the windows
on the elevation fronting Watergate.
Internal works include the subdivision of the space to enable the creation of a one-
bedroom flat and the full detail of this will be included in an application for listed
building consent.
The Conservation Officer supports the principle of the change of use and the
response highlights that a listed building application for the proposed works and
repairs to the building is required. At the time of writing, a listed building application
has been submitted however it is invalid. An informative is proposed to highlight that
work cannot commence without listed building consent.
The proposal will safeguard the future of the listed building and preserve and
enhance the character and appearance of the conservation area. The proposal
satisfies NPF4 Policy 7: Historic Assets and Places and LDP2 Policy 27A: Listed
Buildings and Policy 28A: Conservation Areas: New Development, subject to
conditions.
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.
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.

Page 132

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 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.
2 The development hereby approved must be carried out in accordance with the
approved drawings and documents, unless otherwise provided for by
conditions imposed by this decision notice.
Reason - To ensure the development is carried out in accordance with the
approved drawings and documents.
3 The vents on the windows on the elevation fronting Watergate shall be
removed and photographic evidence to demonstrate their removal shall be
submitted to the Council for approval in writing prior to the residential flat
hereby approved being occupied.
Reason - In the interests of protecting the special character of the Listed
Building.
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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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 property forms part of a listed building. Carrying out alterations without
Listed Building Consent is an offence. You should therefore not commence
work until you have received Listed Building Consent.
5 The applicant is advised to refer to Perth & Kinross Council's Supplementary
Guidance on Flood Risk and Flood Risk Assessments 2021 as it contains
advice relevant to your development. https://www.pkc.gov.uk/ldp2floodrisk
Procedural Notes
Not Applicable.
PLANS AND DOCUMENTS RELATING TO THIS DECISION
01
02
03
04
05
06
07
08

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GP 06 – J & E Shepherd Chartered Surveyors marketing confirmation letter, dated 23rd June 2026
GP 07 – Report of Handling (Delegated Report), Perth and Kinross Council application 24/01824/FLL,
former Labour Club, 11 Barossa Street, Perth, dated 19th February 2025
GP 08 – Report of Handling (Delegated Report), Perth and Kinross Council application 23/01481/FLL,
7–9 South Street, Perth, dated 30th November 2023GP03 
Core Documents Library
PKC - PKC LDP2 Local Development Plan - Written Statement – 2019    
PKC - Supplementary Guidance 
National Planning Framework 4 (NPF4) - 2023