(b) Planning Decision Notice, Report of Handling and Reference Documents (Pages 143-152)
Perth and Kinross Council · 28 September 2026
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4(i)(b) 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 Planning Decision Notice (included in applicant’s submission, pages 79-80) Report of Handling (included in applicant’s submission, pages 81-89) Reference Documents (part included in applicant’s submission, pages 39, 40 and 44-78)
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Remove air conditioning unit Remove existing external security bars and windows Existing extract termination Remove existing external security bars and windows Remove existing external security bars and windows Window W6 (pair) Window W7 (pair) Window W8 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 A: 01.05.25 Window references added A PEND REAR (WEST) ELEVATION AS EXISTING (WITH REMOVALS DOTTED)
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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 windows Remove existing external security bars and windows 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 existing external security bars and windows Remove sanitary fittings Remove windows Remove window and 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 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 A: 01.05.25 Window references added A 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
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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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