(c) Representations, Report of Handling and Applicant’s Response (Pages 333-432)
Perth and Kinross Council · 28 September 2026
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4(iii)(c) LRB-2026-21 LRB-2026-21 - Non-determination of 26/00375/FLL - Erection of a dwellinghouse, land 140 metres south east of Equine Unlimited, Dungarthill, Dunkeld, PH8 0JF Representations Report of Handling Applicant’s Response
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Comments to the Development Quality Manager on a Planning Application Planning Application ref. 26/00375/FLL Comments provided by Stephen French Service/Section HE/Flooding Contact Details Description of Proposal Erection of dwellinghouse Address of site Land 140 metres southeast of Equine Limited Comments on the proposal No objection. After reviewing the information in the Technical Flood Risk Statement, we believe the information givens shows a low risk of flooding to the dwellinghouse which is further negated by the dwellinghouse architecture. Recommended planning condition(s) Recommended informative(s) for applicant 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://map.sepa.org.uk/floodmaps Date comments returned 30/03/2026
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M e m o r To Development Quality Manager Your ref 25/00375/FLL Date 11/07/2025 The Environment Service a n d u m From Regulatory Service Manager Our ref ITH Tel No 01738 476476 Pullar House, 35 Kinnoull Street, Perth PH1 5GD Consultation on an Application for Planning Permission Erection of a dwellinghouse Land 140 Metres South East Of Equine Unlimited I refer to your letter dated 25/03/2026 in connection with the above application and have the following comments to make. Water (assessment date – 31/03/2026) Recommendation I have no objections to the application. Comments The development is for a new dwelling house in a rural area with the nearest private water supplies believed to serve properties in the vicinity some 100m from the site boundary in a north northeasterly direction. The applicant has indicated that they will connect to an existing private water supply which is known to PKC as “Mill of Muckly Borehole Supply”. The developers are proposing to serve the new dwelling house with potable water from this supply. The new dwelling is to be owner occupied, as such a part B (non-regulated supply) thus would not require regular routine sampling from the water team but would require to be sampled on completion. Oddly whilst the application is solely for a dwelling house, the submissions include “business statements” and other information relating to the Equine Unlimited Business itself. The business statement highlights that “60+ glamping stays booked” at the venue and that “Equine unlimited provides a unique combination of tourism…etc”. These statements would lead me to believe that the water supply may need to be redesignated as a regulated private water supply if glampers and tourists visiting the site have access to the water for drinking purposes. This would mean annual sampling at the location(s) accessible to members of the which is chargeable in nature. This service would seek confirmation of these aspects from the applicant. To ensure the new development has an adequate and consistently wholesome supply of water please note the following informative. No public objections relating to the water supply were noted at the date above however the Private Water Team are aware that there is significant local interest in the site from neighbours which may well lead to objections.
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WAYL - Informative 1 The applicant should ensure that any existing wayleaves for maintenance or repair to existing private water supply or septic drainage infrastructure in the development area are honoured throughout and after completion of the development. PWS - Informative 2 The applicant shall ensure the private water supply for the dwellinghouse/ development complies with the Water Scotland Act 1980 (Section 63), The Private Water Supplies (Scotland) Regulations 2006 and The Water Intended for Human Consumption (Private Supplies) (Scotland) Regulations 2017. Detailed information regarding the private water supply, including the nature, location and adequacy of the source, any storage tanks/ pipework and the filtration and disinfection treatment proposed to ensure provision of an adequate and consistently wholesome water supply shall be submitted to Perth and Kinross Council Environmental Health in line with the above Act and Regulations. ITH
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M e m o r To Development Management & Building Standards Service Manager Your ref 26/00375/FLL Date 08 April 2026 Housing & Communities a n d u m From Environmental Health Our ref DAT Tel No 01738 476481 Pullar House, 35 Kinnoull Street, Perth PH1 5GD Consultation on an Application for Planning Permission 26/00375/FLL RE: Erection of a dwellinghouse Land 140 Metres South East Of Equine Unlimited Dungarthill Dunkeld PH8 0JF for Equine Unlimited I refer to your letter dated 31 March 2026 in connection with the above application and have the following comments to make. Environmental Health Recommendation I have no objection in principle to the application but recommend the under noted informative be included on any given consent. Comments The applicant is proposing the erection of a single dwellinghouse on land 140m Southeast of Equine Unlimited, Dungarthill. The plans include the provision of an Air Source Heat Pump (ASHP), MVHR system and roof mounted solar panels. Noise Whilst there is no supporting information supplied with the application stating the make and model of the ASHP to be installed, I would expect it to be domestic sized, which typically have a measured sound pressure level in the region of 45dB(A) – 60dB(A) at 1m dependant on the exact model installed. The World Health Organisation (WHO) issued guidance in 1999 in relation to noise, at which time it was recommended that the following sound levels should be maintained: Leq50- 55dB(A) in outdoor living areas, Leq35dB(A) in internal living areas and Leq30dB(A) in bedrooms. This guidance is consistent with BS8233:2014 which recommends the following sound level ranges: Leq30-40dB(A) in living areas and Leq30-35dB(A) in bedrooms. Given the distance attenuation to neighbouring properties these levels should be achievable for airborne noise. The sound levels recommended in the guidance does not take into account the relative noise level at octave frequency bands. Fixed plant of this type can create noise which has characteristics that are not adequately quantified by means of a Leq limit. Therefore, to protect residential amenity, I recommend that the standard informative covering the ASHP, MVHR system and any battery storage associated with the solar panels be included on any given consent. Odour
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Given the proximity to the equine business, there is the potential for odour to impact on residential amenity. I note however that the applicant is the owner of the equine business and the proposed dwelling is to replace the existing caravan on site, in which the applicant lives. Once constructed the caravan will be removed from site. I also note that the equine business has conditions in relation to waste and odour management, noise and lighting attached to planning permission 21/00700/FLL. Therefore, I would have no objections to this development but would recommend the following informative be attached to any given consent. Informatives ASHP The Air Source Heat Pump shall be certificated in accordance with Microgeneration Certification Scheme 007 and installed by an installation company certificated in accordance with Microgeneration Installation Standard 3005 and in compliance with the calculation procedure contained in Table 1 of Microgeneration Certification Scheme Planning Standards (MCS 020(a)), confirming that the permitted development noise limit of 37 dB LAeq,5 mins will be met. Additionally, all plant equipment shall be so enclosed, attenuated and/or maintained such that any noise therefrom shall not exceed Noise Rating 35 between 0700 and 2300 hours daily, or Noise Rating 20 between 2300 and 0700 hours daily, within any neighbouring residential property, with all windows slightly open, when measured and/ or calculated and plotted on a rating curve chart.
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1 Development Management From: Karl Goble Sent: 13 April 2026 09:25 To: Development Management Subject: Objection to Planning Application – 26/00375/FLL Erection of Dwellinghouse, Land 140 Metres South East of Equine Unlimited, Dungarthill, Dunkeld, PH8 0JF. Attachments: Karl_Goble_and_Wendi_Snart_Objection_Letter_08.04.26 2600375FLL.pdf FAO: Perth & Kinross Planning Department Perth & Kinross Council Pullar House, 35 Kinnoull Street Perth PH1 5GD. Please confirm receipt of this email. Objection to Planning Application – 26/00375/FLL Erection of Dwellinghouse, Land 140 Metres South East Of Equine Unlimited Dungarthill Dunkeld PH8 0JF Please find attached my formal objection to Planning Application 26/00375/FLL, concerning the proposed erection of a dwellinghouse on land 140 metres south-east of Equine Unlimited, Dungarthill, Dunkeld (PH8 0JF). I respectfully request that the concerns outlined be given full consideration, and that due diligence is exercised throughout the planning determination process, in accordance with statutory obligations and relevant planning policy. Notably, I hope the accuracy of the information submitted by the applicant will be thoroughly scrutinised. Thank you for your time and continued commitment to upholding transparent and robust planning standards in our area. Please confirm receipt of this email. Kind regards, Karl Goble
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1 08th April 2026 From: Karl Goble & Wendi Snart, FAO: Planning & Development Services, Perth & Kinross Council, Pullar House, 35 Kinnoull Street, Perth, PH1 5GD Re: Objection to Planning Application 26/00375 /FLL – Erection of Dwellinghouse, Land 140 Metres South East of Equine Unlimited, Dungarthill, Dunkeld, PH8 0JF. Dear Sir/Madam, We write to formally object to the above application on clear, material and policy-based planning grounds. This representation is made with reference to National Planning Framework 4 (NPF4) and the Perth & Kinross Local Development Plan 2 (LDP2), which together form the statutory Development Plan. 1. Failure to Comply with NPF4 Policy 17 (Rural Homes) The application site lies within the open countryside. As such, the proposal must satisfy NPF4 Policy 17, which requires a demonstrable essential functional need for a worker to live on or near the site. That test has not been met. No robust or independently verifiable evidence is available on the public planning file to demonstrate: • A functional requirement for on-site residence; or • An essential need arising from the scale, nature or operation of the business. In the absence of such evidence, it cannot reasonably be concluded that the requirements of Policy 17 are satisfied. 2. Conflict with Perth & Kinross Local Development Plan 2 The proposal conflicts with key provisions of LDP2: • Policy 19 – Housing in the Countryside The proposal fails to demonstrate the locational or operational justification required to support a dwelling in this rural location. • Policy 8 – Rural Business and Diversification The application fails to demonstrate rural economic benefit or employment delivery suUicient to justify a permanent dwelling. No substantive evidence has been provided to show that a dwelling is necessary to support the business. • Policies 1A and 1B – Placemaking Are also not satisfied, as the proposal fails to meet the required standards of design quality and contextual response expected in this rural setting.
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2 3. Business Statement – Failure to Demonstrate Necessity The submitted Business Statement does not satisfy the relevant policy test. While it describes business activities, tourism, reported events and future aspirations, it does not demonstrate any functional or operational need for a permanent residential presence on the site. In particular: • No explanation is provided as to why a person must reside on site on a full-time basis. • No evidence is presented that the business requires continuous on-site supervision. • No justification is given as to why the business could not operate without a dwelling. The document therefore seeks to address the existence of a business, but not the necessity for a dwelling, which is the determining policy requirement. 4. Absence of Verifiable Evidence The Business Statement is unsupported by independently verifiable evidence on the public planning file. There are no independently verifiable records on the public planning file to substantiate the claims made, including: • Audited or independently verified financial accounts. • Evidence of turnover, profitability or financial sustainability. • StaUing or employment records. • Operational data (e.g. booking records, activity levels or scale of operations). While reference is made to employment and future roles, no documentary evidence is available to substantiate these claims. The Council has previously confirmed, within its published committee documentation (Report of Handling – Planning & Placemaking Committee, 11 February 2026, Item 39), that any future permanent dwelling would require a robust and evidenced business case demonstrating the need for a key worker to reside on site. The current application does not meet that evidential requirement. If it is the case that historic accounts, trading figures, or other financial information have been submitted separately to oUicers but are not available on the public planning file, objectors and members are unable to properly scrutinise the evidential basis upon which business viability is said to be established. In those circumstances, it is essential that the Report of Handling clearly sets out the nature of the historic financial information considered, the period covered by such accounts, the extent to which they demonstrate an established and viable business over the past four years, and the weight placed upon that material in the assessment of this application. Absent such transparency, only limited weight can properly be given to assertions regarding business viability.
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3 5. Evidence of Limited Activity and Demand Publicly available information from the applicant’s own social media platform (Equine Unlimited Facebook page, Summer 2024 – see Appendix 1) raises further concerns regarding the scale and viability of the business activity described. The applicant reports that multiple free clinics were organised and funded, yet despite bookings of between 9–23 participants, over 85% of attendees did not attend. At one event, only a single participant attended, and the organisers confirmed that they would no longer run free clinics due to lack of turnout. This publicly available evidence indicates that actual participation levels are significantly lower than those implied/claimed within the Business Statement. In addition, there are currently no livery clients on site and have not been since late summer 2025 - removing a key income stream typically associated with equestrian operations. In planning terms, this raises serious doubt as to: • The scale, consistency and viability of business activity. • The level of and ongoing demand for services. • and critically, whether the operation is of a nature or intensity that would require a permanent on-site residential presence. 6. Animal Welfare / 24-Hour Presence If reliance is placed on animal welfare, future breeding or foaling to justify a permanent on-site presence, this has not been substantiated. No evidence is available to demonstrate: • The scale of any breeding operation. • The frequency or intensity of foaling activity. • Any requirement for continuous supervision. • Veterinary or professional confirmation that a permanent on-site presence is essential. • Why alternative arrangements (such as monitoring, temporary presence, or attendance from nearby) would be insuUicient. Without such evidence, a continuous 24-hour residential requirement cannot reasonably be established or justified.
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4 7. Planning History – Material Consideration It is established from the planning record that: • A previous application submitted through E-Planning (ref. 100290803), which included a proposal for a dwellinghouse, was withdrawn following discussions with the Planning Authority; and • A subsequent application for a dwellinghouse (25/00614/FLL) was also withdrawn in December 2025. This demonstrates that proposals for a permanent dwelling on this site have been brought forward on more than one occasion but have not proceeded to determination. The caravan on the site was subsequently granted temporary permission until August 2027 following the withdrawal of the 2025 application. This sequence is a material consideration and requires careful assessment to ensure that temporary residential occupation is not being relied upon to support or facilitate permanent residential development without satisfying the relevant policy requirements. 8. Incremental Development and Policy Integrity The sequence of development gives rise to a legitimate concern that residential use is being established incrementally, with permanent consent pursued thereafter. It is essential that the current application is assessed strictly against policy requirements. Any reliance on existing or ongoing residential occupation as justification would be contrary to the intent and proper application of rural housing policy. 9. Conclusion The proposal fails to demonstrate an essential functional need for on-site residence, is unsupported by any credible or independently verifiable business evidence available for public scrutiny and does not satisfy the evidential requirements previously set out by the Council. The applicant’s own published material further indicates limited and inconsistent activity, undermining any assertion that the scale or nature of the operation requires a permanent residential presence. The planning history gives rise to legitimate concern that temporary or incremental residential use is being relied upon to support a permanent dwelling without meeting the necessary policy tests. Taken together, these matters lead to a clear and unavoidable conclusion: the proposal represents unjustified residential development in the open countryside and does not meet the Council’s stated evidential requirement. It is therefore contrary to the Development Plan and should be refused. In the absence of transparent, independently verifiable evidence capable of proper scrutiny, the application cannot be supported. We respectfully request that planning permission be refused Yours faithfully, Karl Goble & Miss Wendi Snart.
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Appendix 1 – Applicants Social Media Evidence (Summer 2024) Source: Equine Unlimited Facebook page. Post relating to free clinics Summer 2024. Summary of Evidence: • Multiple free clinics were organised and fully funded. • Bookings ranged between 9-23 participants per event. • Over 85% of attendees did not attend. • At one clinic, only a single participant attended. • The applicant confirmed she would no longer run free clinics due to lack of turnout. Planning Relevance: This evidence is material to the determination of the application and directly related to the assessment of: • Business scale and activity levels. • Demand for services. • Operational necessity for on-site residential presence. This evidence demonstrates that: • Actual participation levels are very low and inconsistent. • Demand for services appears limited despite free provision. • Activity levels do not reflect a business requiring continuous or intensive on-site supervision. Conclusion: The applicant’s own published evidence indicates that the business activity is sporadic and low in attendance, which is not consistent with a level of operation that would justify a permanent residential presence under NPF4 Policy 17 or LDP2 Policy 8 and 19.
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1 Thea Nijhuis & Elly Paauwe 13th April 2026 Planning & Development Services Perth & Kinross Council Pullar House 35 Kinnoull Street Perth PH1 5GD Re: Objection to Planning Application 26/00375/FLL – Erection of Dwellinghouse, Land 140 Metres South East of Equine Unlimited, Dungarthill, Dunkeld Dear Sir/Madam, We are writing to object to the above planning application. As long-term residents of Dungarthill, each of us having lived here for over 30 years, we feel a strong duty to speak out in defence of the landscape, character and community that make this part of rural Perthshire so special. Over that time, we have seen many changes, some positive and others more concerning, but this proposal is, in our view, a further step in the wrong direction. Having known this site and its surroundings for so many years, we are particularly concerned that what is now proposed is neither justified nor in keeping with the established character of the area. This site lies in open countryside, where planning policy is clear that new residential development should only be allowed where there is a genuine and clearly evidenced need. In our view, that has not been demonstrated here. Although the proposed house is to be linked to an equine business, the information submitted does not show that someone needs to live on site on a permanent basis. From what we have seen over many years, we do not recognise a level of activity that would normally require that. While the application refers to business activities and future plans, it does not explain why those activities could not continue without a dwelling. We also note that there is no independently verifiable evidence available on the planning file to show that the business is established, viable or operating at a scale that would justify a permanent residential presence. The Council has previously made clear that any such proposal should be supported by a robust and evidenced business case, and from what is currently available, we do not believe that requirement has been met.
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2 If further financial or operational information has been provided separately, it is important that its substance and the weight given to it are clearly explained so that it can be properly understood. Without that clarity, it is difficult to have confidence in the conclusions reached. We are also concerned about the way the level of activity has been presented. The published 2026 Equine Unlimited programme includes a number of activities; however, at least one listed event, the “Donkey Walk” scheduled for March 29th, appears to relate to an event organised and held elsewhere by an external organisation, rather than at this site (see Appendix 1). This raises further doubt about the accuracy of the activities being relied upon and makes it harder to place confidence in the overall picture presented. The supporting Business Statement also refers to the establishment of a charity “Perthshire Charity launched in honour of elderly rescue donkey – The Courier”. However, it is not clear from publicly available information whether this has been formally registered. The condition of the site is already a concern. Over time it has become more cluttered and less well maintained, with elements that detract from the surrounding landscape. This proposal would not address those issues and may instead reinforce them. We are also mindful of the longer-term impact of allowing a permanent dwelling in this location. Changes of this kind can, over time, lead to a gradual erosion of the rural character of areas like Dungarthill, which we believe should be carefully protected. We live here. We walk these tracks, care for the surrounding land, and welcome those who come to appreciate the tranquillity and beauty of Dungarthill. We believe this proposal neither respects nor supports the area’s character, policies, or long-term stewardship. In addition, the proposal is not supported by transparent, independently verifiable evidence capable of proper scrutiny, and therefore does not demonstrate the level of business activity or necessity required to justify a permanent dwelling in the open countryside. For these reasons, we respectfully urge the Council to refuse this application. Yours faithfully, Thea Nijhuis and Elly Paauwe.
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3 APPENDIX 1 – 2026 Equine Unlimited Events Programme Equine Unlimited 2026 Listed Events Description The applicant has submitted the 2026 Equine Unlimited 2026 Events programme to demonstrate business activity. At least one listed event, the “Donkey Walk” scheduled for March 29th, appears to correspond with a publicly advertised event organised by the the Donkey Breed Society (Scotland) and held in Aboyne, Aberdeenshire, rather than at the application site. Observation Relevance to the Application. This suggests that not all events included within the published programme, as evidence of business activity, may take place at the site or be organised by the applicant. Conclusion If the scale of activity is unclear or potentially overstated, it becomes dibicult to place confidence in the business statement being relied upon to support a permanent dwelling in the open countryside.
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1 Development Management From: susan swaine Sent: 13 April 2026 13:31 To: Development Management Subject: Fwd: Planning Application Reference: 26/00375/FLL Development Management Perth & Kinross Council Pullar House 35 Kinnoull Street Perth PH1 5GD Planning Application Reference: 26/00375/FLL Proposal: Erection of a dwellinghouse at Equine Unlimited, Dungarthill Dear Sir/Madam I write to formally object to the above planning application. National and local planning policy set clear requirements for the erection of a dwelling in the countryside. These require both a demonstrably established rural business and a clearly evidenced essential need for a full-time on-site residential presence. Based on the submitted information, and the history of applications at this site, these requirements have not been demonstrated. The application relies heavily on a Business Statement and Events Programme. However, there is no independently verifiable financial or operational information within the public planning file to evidence a viable and established enterprise capable of supporting a permanent dwelling. The information available indicates that: - events are limited in frequency and irregular in nature; - attendance levels are often low; - the level of commercial activity is materially below that presented; and reliance is placed on projected future activity rather than an established operational track record. This does not demonstrate a business of sufficient scale or maturity to justify an essential need for on-site residential accommodation. In addition, the proposal depends on a shared private water supply, yet no assessment has been provided in respect of: - capacity; - sustainability;
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2 - impact on existing users; or adequacy of infrastructure to support an additional dwelling. This lack of information is inconsistent with the requirements of NPF4 Policy 18 (Infrastructure First) and NPF4 Policy 22 (Water Environment). There is also a clear pattern of previous applications and temporary permissions relating to residential use on this site, without delivery of a permanent dwelling. This history further undermines the credibility of the current proposal as a genuine and deliverable development. In these circumstances, the proposal does not provide a robust or policy-compliant justification for a new dwelling in the countryside. Accordingly, the application is contrary to: NPF4 Policy 17 (Rural Homes) NPF4 Policy 18 (Infrastructure First) NPF4 Policy 22 (Water Environment) LDP Policy 19 (Housing in the Countryside) For these reasons, I respectfully request that planning permission be refused. Yours faithfully Susan and Stephen Swaine
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1 Development Management From: David Laing Sent: 14 April 2026 07:57 To: Development Management Subject: Objection to Planning Application 26/00375/FLL – Dungarthill David and Miranda Laing Date: 14/04/2026 To: Planning & Development Services Perth & Kinross Council Pullar House 35 Kinnoull Street Perth PH1 5GD Objection to Planning Application 26/00375/FLL – Dungarthill Dear Sir/Madam, We write to object to this application. The proposal does not comply with Perth & Kinross Council’s Housing in the Countryside policy. A dwelling in a rural location of this nature must be justified by a business that is demonstrably established, financially sound and capable of supporting the need for on-site occupation with a reasonable certainty of success. The information submitted does not meet these requirements. The Business Statement contains no verifiable financial data, accounts or evidence of income. The Events Programme sets out intended activity only and does not demonstrate that the business is operating at a scale or level that would justify a permanent dwelling. There is no clear evidence that the enterprise is established or viable in policy terms. The proposal also relies on the transition from temporary accommodation to a permanent dwelling without the necessary supporting evidence. Policy is clear that temporary arrangements are not intended to lead to permanent residential development unless the underlying business case has been properly demonstrated. In addition to policy conflict, the proposal must be considered in the context of its effect on the character of the surrounding area. The site already accommodates temporary structures and associated activity which detract from the rural landscape. The introduction of a permanent dwelling in these circumstances would consolidate and extend this change, resulting in further erosion of the character and appearance of the countryside at Dungarthill.
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2 Taken together, the absence of a proven business case and the cumulative impact on the local landscape mean that the proposal is not supported by either local or national planning policy. We therefore request that the application be refused. Yours faithfully, David Laing Miranda Laing
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Mr L Ross 14th April 2026 Planning and Development Pullar House Kinnoull Street Perth PH1 5GD Dear Sir or Madam, Planning Application Ref No 26/00375/FLL – Proposed Erection of a dwellinghouse at Equine Unlimited, Dungarthill, Dunkeld, PH8 0JF I write to object to the planning application submitted under the reference above for a new dwellinghouse. There are a variety of grounds for my objection. 1. Lack of justification for a new dwellinghouse. The submitted business plan does not provide any historic factual financial data, despite recently promoting the sixth anniversary of Equine Unlimited, the applicant has been unable to provide audited accounts for a single year of trading, this is despite reassurances these would be provided for any future planning application at the recent committee meeting for the extension of the planning consent for the caravan on site. Indeed, the company was only registered in May 2025. The business plan contains generic economic data along with historical information regards the activities undertaken by Equine Unlimited with no hard factual data on income generation, no details on the client base, and evidence of sustained activity demonstrating a viable business. There are very limited income-generating activities taking place. It should be noted – • Equine Unlimited has no current liveries – surely the mainstay of any equine business. • Equine Unlimited does not have a current valid Riding Establishment Licence, having failed to renew for 2026 – prohibiting the hiring of horses, which would suggest several of the proposed events this year could not lawfully take place. • A number of events have been cancelled in recent years or have proceeded with very low participation levels. Combined, these facts do not point to Equine Unlimited being a successful, viable or sustainable rural business. The factors highlighted above illustrate the lack of economic justification for any dwellinghouse in a similar manner; the application does not provide any justification for the functional need for a permanent residence on site.
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2. Infrastructure Capacity The site in question relies upon a shared private water supply. It should be noted that the applicant only has a legal right to extract water from this supply for residential use and not for commercial purposes. Meter readings clearly demonstrate that the applicant is using the supply for her commercial business, which is unsustainable and is resulting in levels of water abstraction that are way beyond what the system was designed for, placing the supply of five other dwellings at risk. It should be noted that the applicant is fully aware of the metering system and has been provided with readings despite claims of not knowing where the claims regarding her water usage came from at the recent committee hearing regarding the extension of the planning consent for her caravan. The applicant consistently claims her business needs, for 16 equines currently, are adequately met by access to streams and/or rainwater harvesting, with no explanation of what happens in periods of drought or low rainfall. No information has been provided on the adequacy of the current source of water, the impact on other users and the sustainability of current abstraction levels. While I appreciate that water supply is seen as a civil matter and out with the remit of any planning policy, surely any decision on a residential house supported by a rural business would need to be satisfied that the proposed business has access to an adequate water supply to ensure the business is viable. 3. History of Non-Delivery There have been several previous applications for a dwelling for this site, dating back as far as 2021, and temporary accommodation has remained on the site throughout this time. The current submission provides no details on a timescale for delivery or progress towards construction. I am concerned this would simply be a route to facilitate continued residential occupation on site without any clear route to completion. Taking the above factors into consideration, the application does not meet the relevant policy tests for residential development in the open countryside and should be refused. Yours faithfully, Les Ross
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Comments to the Development Quality Manager on a Planning Application Planning Application ref. 26/00375/FLL Comments provided by Alasdair Kay Transportation Development Officer Service/Section Transportation & Development Contact Details TransportPlanning@pkc.gov.uk Description of Proposal Erection of a dwellinghouse Address of site Land 140 Metres South East of Equine Unlimited, Dungarthill, Dunkeld, PH8 0JF Comments on the proposal The applicant is applying to erect a 3 bedroom dwellinghouse with 2 parking spaces to replace a caravan which will be removed following construction of the house. Insofar as the Roads matters are concerned, I have no objections to this proposal. Recommended planning condition(s) Recommended informative(s) for applicant In accordance with Building Standards, a private wastewater treatment plant and septic tank should be provided with an access for desludging. The desludging tanker should be provided with access to a working area that: will provide a clear route for the suction hose from the tanker to the tank, and is not more than 25m from the tank where it is not more than 4m higher than the invert level of the tank, and is sufficient to support a vehicle axle load of 14 tonnes. Date comments returned 14 April 2026
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1 Development Management From: Timothy Laing Sent: 15 April 2026 10:33 To: Development Management Subject: Planning Application Reference: 26/00375/FLL Charlotte and Timothy Laing Date 15 April 2026 Planning & Development Services Perth & Kinross Council Pullar House 35 Kinnoull Street Perth PH1 5GD Planning Application Reference: 26/00375/FLL Proposal: Erection of a dwellinghouse at Equine Unlimited, Dungarthill Dear Sir/Madam, We write to object to the above application. Having lived in this part of Perthshire for over 45 years, we are very familiar with Dungarthill and its surroundings. During that time, considerable development has taken place, and in our experience it has generally been appropriate, well-considered and sympathetic to the character of the area. In particular, a number of properties that had been under-invested for many years have been carefully restored, bringing renewed life to the area while respecting its rural setting. This proposal does not reflect that pattern. The site has already undergone change through the introduction of temporary structures and associated activity, and the addition of a permanent dwelling in these circumstances would reinforce that change rather than enhance or integrate with the existing character of the area.
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2 In planning terms, a dwelling in the countryside requires clear justification. This depends on an established and economically viable rural business, supported by evidence, together with a genuine requirement for on-site residential occupation. The information submitted does not demonstrate this. There is no independently verifiable financial information to show that the business is established or capable of supporting a dwelling, and the case presented relies largely on projected activity rather than demonstrated performance. We also consider that the relationship between such a business and the local community is relevant. In our experience, development in this area has typically complemented both the landscape and the community. In this case, the activity associated with the site has instead given rise to ongoing concern locally, which suggests that it does not sit comfortably within its surroundings. This part of Perthshire has, over many years, been shaped by development that is generally sympathetic both to the landscape and to those living within it. This proposal does not meet that standard. For these reasons, and in the absence of a clear and evidenced policy justification, we consider that the application should be refused. Yours faithfully, Charlotte Laing Timothy Laing Timothy Laing
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Consultee Planning App. Ref: Request Date Response Date Paul Kettles, Enforcement Officer (Trees) 26/00375/FLL 26.03.26 29.04.26 Proposed Development Erection of a dwellinghouse Site Address Land 140 Metres South East Of Equine Unlimited Dungarthill Dunkeld PH8 0JF Introduction Assessment Tree Report Recommendations A planning application has been received for the erection of a new dwelling on agricultural land in highland Perthshire. The applicant has indicated that there are trees on the site. From Photo 11, it is evident that there has been recent ditching of the water course. The species listed within Para 2 (Ecology & Biodiversity) of the Design & Access Statement is questioned. Species selection depicted are not all native, but ornamentals. No tree report has been submitted with this application. There does appear to be individual trees situated out with the application site boundary, which should be set back sufficiently to be clear of risk from development. There is woodland within the application site to the east. It is important that the woodland area is protected from any development encroachment and is preferably not included within the recognised curtilage of the dwellinghouse, to limit the use of permitted development within the wooded area. I am concerned that the mature woodland to the east will be affected, both by virtue of the construction process, and longer-term impact through compatibility for residential use. No landscape scheme has been submitted for the site. I have no real issue with the proposed development, subject to the imposition of planning conditions requiring tree protection measures to be secured, provision of a landscape scheme, and the curtilage being restricted to delete the woodland area. The applicant to contact the Enforcement officer (Trees) to arrange a pre- commencement site meeting to inspect tree protection measures. Paul Kettles Planning Enforcement Officer (Trees) 29th April 2026.
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PLANNING APPLICATION 26/00375/FLL – EQUINE UNLIMITED, DUNGARTHILL, DUNKELD FURTHER REPRESENTATION BY ORIGINAL OBJECTORS Response to the Notice of Review We the undersigned, have previously submitted detailed objections to this application and do not propose to repeat those representations. Our original objections remain relied upon in their entirety. This supplementary representation is made in response to the applicant's Notice of Review and the additional supporting material lodged with it. At the time this representation is submitted, the Planning Authority's Review Report (Report of Handling) has not yet been completed or made available to interested parties. The objectors understand that the Report of Handling will subsequently be made available in accordance with the Local Review Body procedure, at which stage interested parties will have the opportunity to comment upon its contents if they so wish. This representation should therefore be read as responding only to the applicant's Notice of Review and not as anticipating the Planning Authority's assessment. Planning Authority Assessment Recent correspondence from the Planning Authority confirms that, whilst the applicant considered that sufficient information had been submitted to determine the application, the Planning Authority evidently did not share that view and was continuing its assessment, including seeking further information from the applicant, at the time the Notice of Review was lodged. Planning History The current application should be viewed in its wider planning context. The associated caravan and dwelling house applications have now been under consideration by Perth & Kinross Council in one form or another since 2020. The original temporary planning permission for the residential static caravan expired in February 2025. An application to extend that permission was subsequently submitted and an 18-month extension was approved by the Planning and Placemaking Committee in February 2026. The Report of Handling made clear that the purpose of that temporary permission was to allow the applicant additional time to reapply for planning permission and construct the associated permanent dwelling and the temporary permission would not be extended again in the future. That dwelling has not received planning permission, with approximately one year remaining before the caravan must be removed. The first application for this dwelling was submitted in April 2025 before being withdrawn in December 2025. The current application was submitted in March 2026 before becoming the subject of this Notice of Review following non-determination. This prolonged planning history provides important context when considering both the evidence relied upon by the applicant and the present application.
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Supporting Statements The Notice of Review relies heavily upon a substantial bundle of historic supporting statements prepared for earlier planning applications. These statements were not submitted as part of the current planning application and did not appear on the public planning portal during the determination of that application. Many of these statements are genuine expressions of support from people who have attended events or have benefited from the applicant's activities. They demonstrate that the applicant has supporters and that activities have taken place at the site. However, they are not independent planning evidence. Nor do they materially alter the central planning question that the Local Review Body is required to determine. The principal planning question before the Local Review Body is not whether occasional events have been appreciated by participants, but whether the applicant has demonstrated, through objective and independently verifiable evidence, compliance with the requirements of NPF4 Policy 17(a)(v). Personal testimonials, promotional material and descriptions of occasional activities may provide useful background, but they cannot substitute for objective evidence demonstrating an essential operational need for a permanent dwelling. The Notice of Review itself maintains that sufficient information has now been submitted to demonstrate compliance with the relevant planning policies. Respectfully, the objectors remain unconvinced that the material accompanying the Notice, taken together with the additional supporting statements, demonstrates by objective and independently verifiable evidence that those policy requirements have been satisfied. Financial Information The Notice of Review refers to business finances, projected income, an independent financial assessment and information regarding the proposed funding of the dwelling. The objectors have not seen those documents and therefore make no submission or comment as to their detailed contents. We respectfully rely upon the Planning Authority and, ultimately, the Local Review Body to assess their credibility, sufficiency and weight. In any event, the existence of financial information does not, of itself, demonstrate compliance with NPF4 Policy 17(a)(v). The relevant question remains whether the evidence, taken as a whole, demonstrates an established and viable rural business giving rise to an essential operational need for a permanent on-site dwelling. These matters were addressed extensively within the original objections submitted by local residents. Those objections remain before the Local Review Body and should be read together with this supplementary representation. Policy Assessment The burden of demonstrating compliance with the relevant planning policies rests with the applicant. The role of the Local Review Body is therefore to consider whether the evidence now before it satisfactorily establishes that the policy requirements have been met.
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The fact that this application has proceeded to review following non-determination does not reduce those evidential requirements. The Local Review Body must still be satisfied that the cumulative requirements of NPF4 Policy 17(a)(v) have been demonstrated by objective and verifiable evidence. Much of the material submitted by the applicant seeks to demonstrate that equestrian activities have taken place at the site in the past and that those activities have been appreciated by participants. However, that is not the policy test. The relevant question is whether the nature and scale of the enterprise creates an essential operational need for a permanent residential presence on the site. Occasional clinics, demonstrations, guided rides, visiting specialists or training events may all form part of a rural equestrian enterprise. Equally, positive testimonials from previous visitors may demonstrate that such activities were valued. Promotional material and descriptions of activities may provide useful background, but they cannot substitute for objective evidence demonstrating an essential operational need for a permanent dwelling. Facebook/Website Material The applicant's own publicly available promotional material for 2026 similarly illustrates a programme of occasional events and activities. Whilst this demonstrates continuing efforts to promote the enterprise, it does not, of itself, establish that the business currently operates at a scale requiring a permanent residential presence throughout the year. None of these matters, whether considered individually or collectively, necessarily demonstrate that someone must live permanently on the site in order for the enterprise to operate. Other Relevant Matters It is also noted that the applicant's Perth & Kinross Riding Establishment Licence expired earlier this year and, at the time of writing, does not appear to have been renewed. This fact does not, of itself, determine the application. However, where reliance is placed upon income from licensable riding activities in support of business viability, the Local Review Body should be satisfied that any such income relied upon in the business assessment is supported by lawful and verified trading activity. Conclusion The Local Review Body is respectfully invited to determine the application on the basis of objective planning evidence rather than personal testimonials or expressions of support. The central issue is not whether equestrian activities have taken place at Dungarthill, nor whether they have been appreciated by participants. The issue is whether the applicant has demonstrated, by robust, current and independently verifiable evidence, that the enterprise creates an essential operational need for a permanent dwelling in this countryside location. For the reasons set out in our original objections, together with this supplementary representation responding to the Notice of Review, the Local Review Body should conclude that the material presently before it does not demonstrate, by objective and independently verifiable evidence, that the proposed dwelling is necessary to support the sustainable management of a viable rural business or that there is an essential need for a worker to live permanently at or near the site, as required by NPF4 Policy 17(a)(v). The application should therefore be refused.
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Signed by: Douglas and Susan Brown Martin and Janet Smith Susan and Stephen Swaine Douglas McMillan Agnes McMillan Rebecca Crump and Duncan Ewart Date: 07.08.26 The above listed persons confirm that: they submitted original representations in relation to Planning Application 26/00375/FLL they have read this supplementary representation they agree with its contents and they authorise its submission to the Perth & Kinross Local Review Body as a supplementary representation supported by them in addition to their original objection. Copies of the written authorities from each supporting objector are available and will be provided to the Clerk upon request.
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1 01st August 2026 FAO: Perth & Kinross Local Review Body, Perth & Kinross Council, Pullar House, 35 Kinnoull Street, Perth, PH1 5GD. Review reference: LRB-2026-21 Non-determination of 26/00375/FLL - Erection of a dwellinghouse, land 140 metres southeast of Equine Unlimited, Dungarthill, Dunkeld, PH8 0JF - Ms K Inkster Re: Further representation to Notice of Review Dear Sir/Madam, This document is submitted in response to the applicant’s Notice of Review and the additional material provided in support of it. It is intended to assist the Local Review Body by addressing the matters arising at the review stage without unnecessarily repeating points already contained in the case record. Each signatory (see Appendix 1) has previously submitted their own objection to the application. Those earlier objections were prepared independently, remain relevant to the determination of the review and continue to be relied upon. We fully acknowledge the applicant’s statutory entitlement to seek a review following the expiry of the determination period. The comments set out below are therefore limited to the planning merits of the proposal and to the relevance, adequacy and weight of the evidence now before the Local Review Body. For the reasons set out below, we respectfully request that the Local Review Body refuse planning permission because the evidence does not demonstrate either: 1. that the proposed dwelling is necessary to support the sustainable management of a viable rural business; or 2. that there is an essential need for a worker to reside permanently at or near the site. As both requirements must be satisfied, we do not consider that the proposal complies with NPF4 Policy 17(a)(v). 1. Policy 17(a)(v) NPF4 Policy 17(a)(v) supports a new rural home where it: “is demonstrated to be necessary to support the sustainable management of a viable rural business or croft, and there is an essential need for a worker … to live permanently at or near their place of work.” The review arises from non-determination, but that does not create a presumption in favour of permission or reduce the evidential requirements of the policy.
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2 Before granting permission, the Review Body must be satisfied that there is both a viable rural business and an essential operational need for a permanent residential presence. 2. Viability has not been demonstrated The Notice of Review states that the website, Facebook page and financial report establish that Equine Unlimited is a business rather than a hobby. The relevant question is not simply whether some commercial activity exists. It is whether the enterprise is sufficiently established, viable and sustainable to justify a permanent dwelling in the countryside. Advertised activity and verified activity Contemporaneous factual evidence accompanying our original objection identified a significant difference between the level of activity described in the applicant’s Business Statement and the activity capable of independent verification. In particular: • publicly available evidence indicated that actual participation levels were significantly lower than those implied or claimed in the Business Statement; • advertised events had been cancelled or had not proceeded on the relevant dates; • the applicant’s own social-media material did not consistently support the assertion that events were regularly or consistently well attended; • there were no livery clients on the site at the date of our original objections, and none have been present since late summer 2025. That remains the position at the date of this representation, removing a significant potential income stream; and • no publicly available records demonstrated corresponding customer numbers, bookings, turnover or profitability. Individual photographs or cancelled events do not, in isolation, establish the overall financial position of the business. Taken together, however, the evidence raises a substantial question over broad claims that the business is “thriving”, that activities are “consistently well attended”, or that it benefits from sustained commercial demand. If the Business Statement relied upon higher participation, continued livery income or a greater level of trading activity than was actually occurring, those assumptions should be tested against verified bookings, customer records, livery agreements, banked income and historic accounts.
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3 Financial evidence The applicant states that business finances, projected income and an independent financial assessment were submitted. The key issue is whether that evidence verifies historic turnover, expenditure and profitability, distinguishes actual performance from projections, and demonstrates that the enterprise can sustainably support the proposed dwelling. The case officer confirmed that financial information had been submitted but was not publicly available. We recognise that genuinely confidential information may require protection. Nevertheless, before finding that the business is viable, the Review Body must be satisfied that: • the evidence is based on verified historic trading performance rather than unsupported projections; • the figures and assumptions have been independently examined; • projected participation, livery occupancy and income are consistent with the business’s actual performance; • the assessment reflects the absence of livery clients since late summer 2025; • any income attributed to licensable riding activities was capable of being lawfully generated during the relevant period; and • the enterprise can sustainably support both its continuing operations and the proposed permanent dwelling. The existence of a confidential report does not, without a clear and reasoned assessment of its findings and evidential basis, establish compliance with Policy 17(a)(v). Riding establishment licence Some supporting statements refer to horse hire, guided riding, riding holidays, riding experiences and saddle-tramping. However, Perth and Kinross Council’s official list of Licensed Riding Establishments, current as of 01 August 2026, does not include Equine Unlimited, and it has not appeared on that list since the previous licence expired at the end of March 2026.
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4 Figure 1. PKC published list of Licensed Riding Establishments, current as of 01 August 2026. This is relevant because the provision of horses for hire or riding instruction on a hired horse requires a Riding Establishment Licence and insurance. Before placing weight on actual or projected income from these activities, the Review Body must be satisfied that: • the necessary licence was in force during the period relied upon in the business assessment; • the assessment accurately reflects the expiry date of any previous licence and the status of any renewal application; • the services relied upon could lawfully be provided during the relevant period; and • income attributed to those services is supported by verified trading evidence rather than advertisements or future projections. We do not allege that unauthorised activities took place. The material point is that Equine Unlimited was not included on PKC’s list of currently licensed riding establishments for much of the year to date and as of 01 August 2026, during a period that might reasonably be expected to include significant seasonal activity. Unless the evidence demonstrates that the appropriate licence was in force during the relevant period, income from horse hire, riding instruction or comparable licensable services cannot safely be relied upon as evidence of current or sustainable viability.
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5 3. Essential residential need has not been demonstrated The supporting statements repeatedly assert that horses require care, that emergencies may occur, and that it would be beneficial for the applicant to live on the site. Those general assertions do not establish an essential need for a permanent residential presence. The 16 equines kept on the site are understood to belong to the applicant, implying a hobbyist or lifestyle choice. They are not livery horses belonging to paying clients. Without further evidence, the care of the applicant’s own animals does not establish that a worker must live permanently on the site to meet the operational needs of a viable rural business. Before granting permission, the Review Body must be satisfied, on the basis of objective and quantified evidence, that: • business-related overnight emergencies occur with sufficient frequency to require a permanent residential presence; • the claimed need arises from an established commercial operation rather than private animal ownership; • breeding and foaling form an established and continuing commercial activity; • existing staffing, monitoring, veterinary and emergency arrangements cannot meet the identified need; • the need cannot reasonably be met from existing accommodation within suitable proximity; and • the business cannot operate sustainably without the proposed permanent house. The general proposition that horses may require attention at any time cannot, by itself, justify a new countryside dwelling. The essential need must arise from the nature, scale and established operation of this particular commercial business. 4. Limited evidential value of the supporting statements We do not question that many contributors genuinely value the applicant’s work or have had positive experiences. However, most statements concern: • the applicant’s character; • her commitment to equine welfare; • historic visits, courses or riding experiences in 2025; • charitable activity; • perceived benefits to clients; • general support for the business; and • criticism of legitimate neighbouring objectors.
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6 Those matters do not provide independent evidence of business viability or essential residential need. The testimonials do not establish turnover, profitability, sustained customer demand, permanent employment, overnight business emergencies or the necessity for a worker to live on the site. Some describe only individual or occasional visits, while others make broad assertions that the business is “thriving” or “well attended” without quantified evidence. The statements may demonstrate goodwill, but they do not substitute for objective business and functional evidence. Several also characterise the objections as petty, personal, and unfair. Those allegations are unsupported and are not material to the planning merits of the application. 5. Personal circumstances, delay and the status of the officer assessment The Notice of Review contains serious information about the applicant’s mental health and the impact of the planning process upon her. We do not question the seriousness of those circumstances. However, they cannot establish compliance with the viability and functional-need requirements of Policy 17(a)(v). Similarly, delay and dissatisfaction with communication may explain why the review was lodged, but they do not answer the outstanding planning questions. The applicant states that all requested information had been supplied and that no progress had been made. However, in an email received on 29 July 2026 at 10:36am, Paul Williamson, Team Leader (Local Developments), confirmed that: “Further information via a site visit to the property by myself was in the process of being arranged, with a view to bringing the application determination to a close, whether that be for approval or refusal.” He also stated: “The applicant had submitted the level of information which they felt was appropriate to allow the consideration of the proposals.”
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7 Figure 2. Email from Paul Williamson, Team Leader (Local Developments) Mr Williamson’s wording is relevant to the status of the officer assessment. It confirms that the applicant had submitted the amount of information that the applicant considered appropriate. It does not confirm that officers regarded the information as complete, adequate or sufficient to justify approval. No final officer recommendation had been reached when the Notice of Review was submitted. The applicant’s decision to seek a review was her procedural right. However, it had the practical effect of moving the application to the Local Review Body before the site visit, officer assessment and recommendation had been completed. This reinforces the need for the Review Body to assess the evidence independently and not to assume that the application was effectively ready for approval when the review was lodged. Mr Williamson also confirmed that the Planning Authority had not advised the applicant or her agent to seek a review for non-determination. 6. Site inspection and any further information We have no objection to a site inspection, if it is confined to relevant physical facts and does not become an opportunity to introduce untested and unverified oral evidence. A site visit may assist members in understanding the relationship between the proposed house, existing structures, temporary accommodation, access and
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8 surrounding land. It cannot establish financial viability, profitability, customer numbers or the frequency of overnight emergencies. If further information is considered necessary, it should be confined to identified evidential gaps and circulated to all interested parties for comment before the application is determined. 7. Conclusion and requested decision The applicant’s submission seeks to demonstrate that Equine Unlimited has supporters, that some clients have valued its services, that equine activities have taken place on the site, and that an on-site house would provide personal and operational benefits. It does not establish, through clear and independently verifiable evidence, that: • the business is established and financially viable at the scale required to support a permanent dwelling; • the proposed house is necessary for its sustainable management; • there is an essential need for a worker to live permanently at or near the site; • that need arises from the established commercial enterprise rather than general animal ownership or future aspirations; or • reasonable alternative arrangements could not meet any demonstrated operational need. The Council’s subsequent confirmation also shows that the officer assessment was incomplete and that no recommendation had been reached before the review was lodged. For the reasons set out above, together with the grounds and evidence contained in our original objection, we respectfully request that the Local Review Body: refuse planning permission for application 26/00375/FLL because the applicant has not demonstrated the two cumulative requirements of NPF4 Policy 17(a)(v): that the dwelling is necessary to support the sustainable management of a viable rural business, and that there is an essential need for a worker to live permanently at or near the site. If the Review Body is not prepared to refuse the application on the existing information, we request, as a secondary position only, that it seek further written submissions specifically addressing the unresolved viability and functional-need issues, with interested parties given an opportunity to respond.
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9 Yours sincerely, Each person named below confirms that: 1. They have read and fully adopt the contents of this document as their further representation in relation to the Notice of Review reference LRB-2026-21. 2. They submitted an original objection representation to planning application 26/00375/FLL which can be viewed on the Perth & Kinross Council planning portal. Appendix 1: Signatories adopting this Joint Further Representation Full Name Mr. Karl Goble & Mrs. Wendi Snart Mr. Thomas Neil & Mrs. Suzanne Neil Mr. Archie Gibson & Mrs. Muriel Gibson Ms. Thea Nijhuis & Ms. Elly Pasuwe Mr. Jake French & Mrs. Rose French Ms. Lucie Howatson
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Les Ross Mill of Muckly Farmhouse Dungarthill Dunkeld PH8 0JF Planning and Development Pullar House Kinnoull Street Perth PH1 5GD 12th August 2026 Dear Sir or Madam, Planning Application Ref No 26/00375/FLL – Proposed Erection of a Dwellinghouse at Equine Unlimited, Dungarthill, Dunkeld, PH8 0JF Following the recent communication from the Local Review Body regards the above application, I wish to make further representation beyond my original objection from the 14th April 2026. The most recent documentation from the applicant describes Equine Unlimited as a thriving business. I would question the validity of this statement for the following reasons – 1. There remains no livery business. 2. There remains no current valid Riding Establishment License. 3. There are very few events taking place or indeed planned. 4. No credible financially sound business plan has been provided. 5. No audited trading accounts have been provided – Equine Unlimited having only been incorporated in May 2025 and the Confirmation Statement is now overdue having been due for submission by 2 June 2026. The applicant is relying upon the success of her business to justify the need for a house on the land. All the points raised above would question if Equine Unlimited is indeed a successful, financially sustainable enterprise generating the operational need for a permanent dwelling. Turning away from planning policy considerations, at a human level and as an immediate neighbour; As someone who bought a property at a very similar time to the applicant, my experience of the local community has been nothing but positive and welcoming. As neighbours we have had, or continue, to endure – 1. 2. 3. 4. 5. Misue of water supply serving her land – where legally her property is only permitted to draw water for residential use, yet her usage has until recently has been serving her business enterprise. The question of where water is drawn from for c.16 horses in periods of drought remains unanswered.
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6. A scant regard for planning or regulatory requirements – it should be remembered that the entire site was developed without planning consent and required a retrospective planning application. In addition, there have been four Planning Enforcement Enquiries over the subject property to date. I raise these points as I feel it brings into question the applicants suitability as a business proprietor and explains the level of objection to this application, to which many of the supporters of the application, in the appendix to the most recent submission by the applicant, have referred to. Taking the above factors into consideration, I would hope the Review Body refuse the application and draw this matter to a close once and for all. Yours faithfully, Les Ross
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Comments to the Development Management & Building Standards Service Manager on a Planning Application Planning Application ref. 26/00375/FLL Comments provided by Alasdair Finlayson Service/Section Place Strategies Contact Details Development Contributions Officer: Email: DevelopmentContributions@pkc.gov.uk Description of Proposal Erection of a dwellinghouse Address of site Land 140 Metres South East Of Equine Unlimited Dungarthill Dunkeld PH8 0JF Comments on the proposal NB: Should the planning application be successful and such permission not be implemented within the time scale allowed and the applicant subsequently requests to renew the original permission a reassessment may be carried out in relation to the Council’s policies and mitigation rates pertaining at the time. THE FOLLOWING REPORT, SHOULD THE APPLICATION BE SUCCESSFUL IN GAINING PLANNING APPROVAL, MAY FORM THE BASIS OF A SECTION 75 PLANNING AGREEMENT WHICH MUST BE AGREED AND SIGNED PRIOR TO THE COUNCIL ISSUING A PLANNING CONSENT NOTICE. Primary Education With reference to the above planning application the Council Developer Contributions Supplementary Guidance requires a financial contribution towards increased primary school capacity in areas where a primary school capacity constraint has been identified. A capacity constraint is defined as where a primary school is operating at over 80% and is likely to be operating following completion of the proposed development, extant planning permissions and Local Development Plan allocations, at or above 100% of total capacity. This proposal is within the catchment of Royal School Of Dunkeld Primary School. Education & Children’s Services have no capacity concerns in this catchment area at this time. A Primary Education contribution is therefore not required. Recommended planning condition(s) Summary of Requirements Education: Nil Total: Nil Recommended informative(s) for applicant None Date comments returned 13 August 2026
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REPORT OF HANDLING FOR LOCAL REVIEW BOARD Ref No 26/00375/FLL Ward No P5- Strathtay Due Determination Date 23rd May 2026 Extended to 23rd July 2026 PROPOSAL: Erection of a dwellinghouse LOCATION: Land 140 Metres Southeast of Equine Unlimited Dungarthill Dunkeld PH8 0JF 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 This planning application seeks to erect a house and follows on from retrospective approval obtained at the Planning and Placemaking Committee (25/00725/FLL refers), to continue to site a caravan on land which originally formed part of the policies of Dungarthill Estate, which is set in a picturesque rural location, to the north of the River Tay, approximately midway between the settlements of Dunkeld and Caputh, The land was purchased in 2020 following the breakup of the estate and is held in the name of the applicant’s business “Equine Unlimited”. The holding extends to around 12 hectares in size and incorporates the outer edges of some parcels of native woodland, grazing fields, exercise paddocks, a riding arena and a Dutch barn storage/stabling unit. Two basic smaller buildings also exist which are marketed as glamping pods, together with the caravan unit. Access is via a private shared track that forms part of the core path network. It links onto the A984 public road and serves various properties and rural uses in the local area. Although reservations were expressed over the lack of detailed financial information forwarded at the outset of the equestrian ventures on site, a view was taken that the use proposed was ideally suited to a rural environment and although niche in scope, had potential to positively contribute to the wider tourism market of Highland Perthshire. As such, the part change of use of an agricultural building to form stables, the siting of a temporary caravan, creation of 2 camping pods/holiday accommodation units and formation of an equestrian centre was recommended for approval and endorsed at committee in February 2022, – 21/00700/FLL refers. This latest submission brings forward a 3 bedroomed, single storey dwellinghouse of bespoke design, with uniform, shingle clad roof and walls. The accommodation will be provided in 2 wings, arranged in a “T” shaped format, separated by a flat roofed link,
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which will feature contrasting materials. The house is intended to be sited to the front (west) of the existing caravan accommodation. The application has been held primarily to enable the applicant further time to produce supporting evidence which demonstrates beyond doubt, that a viable and sustainable business exists at the site and accordingly the proposals meet policy requirements. The associated need to review and assess any further information and meet lead-in times for the Planning and Placemaking Committee, necessitated a further extension of time request. The applicant has objected to this course of action and has instead chosen to appeal on the grounds of non-determination. The information provided falls short of the level of detail which would normally be expected to be provided to confirm that an established and sustainable viable business exists and can meet with policy requirements. The recommendation would be to refuse for the reasons noted. SITE HISTORY 21/00700/FLL Part change of use from agricultural building to form stables, siting of a temporary caravan, 2 camping pods/holiday accommodation units and formation of equestrian centre comprising outdoor riding arena, boundary treatments and associated works (in part retrospect) 17 February 2022 Application Approved 25/00614/FLL Erection of a dwellinghouse 22 December 2025 Application Withdrawn 25/00725/FLL Siting of caravan for a temporary period (in retrospect) 11 February 2026 Application Approved 25/00893/FLL Erection of recreational hut, formation of access road and associated works. Refused 22/08/2025 PRE-APPLICATION CONSULTATION Pre application Reference: None formally undertaken. Informal advice was provided. 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.
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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 4: Natural Places Policy 5: Soils Policy 6: Forestry, Woodland and Trees Policy 13: Sustainable Transport Policy 14: Design, Quality and Place Policy 17: Rural Homes Policy 18: Infrastructure First Policy 22: Flood Risk and Water Management Policy 29: Rural Development 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 8: Rural Business and Diversification Policy 15: Public Access Policy 19: Housing in the Countryside Policy 40B: Forestry, Woodland and Trees: Trees, Woodland and Development Policy 41: Biodiversity Policy 53B: Water Environment and Drainage: Foul Drainage Policy 53C: Water Environment and Drainage: Surface Water Drainage Policy 53E: Water Environment and Drainage: Water Supply 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)
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Supplementary Guidance - Forest & Woodland Strategy (adopted in 2020) Supplementary Guidance - Green & Blue Infrastructure (adopted in 2020) Supplementary Guidance - Housing in the Countryside (adopted in 2020) Supplementary Guidance - Landscape (adopted in 2020) Supplementary Guidance - Placemaking (adopted in 2020) OTHER MATERIAL CONSIDERATIONS Non-Statutory Guidance Planning Guidance - Loch Leven SPA, the Dunkeld-Blairgowrie Lochs SAC and the River Tay SAC Planning Guidance - Planning & Biodiversity Supplementary Guidance - Renewable & Low Carbon Energy (draft) National Guidance The Scottish Government expresses its planning policies through, Planning Advice Notes, Creating Places, Designing Streets, National Roads Development Guide and a series of Circulars. Creating Places 2013 Creating Places is the Scottish Government’s policy statement on architecture and place. It sets out the comprehensive value good design can deliver. It notes that successful places can unlock opportunities, build vibrant communities and contribute to a flourishing economy and set out actions that can achieve positive changes in our places. National Roads Development Guide 2014 This document supports Designing Streets and expands on its principles and is considered to be the technical advice that should be followed in designing and approving of all streets including parking provision. CONSULTATION RESPONSES As part of the planning application process the following internal bodies were consulted: Enterprise Team – comments outstanding on business information provided. Planning Enforcement Officer (Trees) – details comments provided and concerned raised about potential impacts, conditions advised. Environmental Health (Noise Odour) -Informatives advised.
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Structures And Flooding – no objections, informative advised. Environmental Health (Private Water) – has noted comments about the use of private water for business purposes. Informatives recommended. Transportation And Development – no objections, informative advised. Development Contributions Officer – no contributions payable. REPRESENTATIONS Number of representations received: 15 The points raised include: Lack of business justification or need Lack of verifiable supporting evidence Intermittent/poorly attended/declining and off-site business activities Non-compliance with policy considerations Impact on the character and pattern of development in the area Visual and Landscape impacts Condition of the land Historical breaches of planning control and conditions Impact on services such as access and water supply Private legal matters such as connection to the shared private water supply, access and historical enforcement action are not valid to the determination of this application. 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 Report on Impact or Potential Impact eg Flood Risk Assessment Submitted 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
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below. In terms of other material considerations, involving considerations of the Council’s other approved policies and supplementary guidance, these are discussed below only where relevant. The determining issues in this case are whether; the proposal complies with development plan policy; or if there are any other material considerations which justify a departure from policy. Policy Appraisal The application site is in a rural location on greenfield land. Policy 9 b), Brownfield, vacant and derelict land and empty buildings of NPF4 states that proposals on greenfield sites will not be supported unless the site has been allocated for development or the proposal is explicitly supported by policies in the LDP. The site is not allocated for development; however as noted in previous committee reports, Policy 19: Housing in the Countryside and associated supplementary guidance, does, in certain circumstances, offer support for housing in rural areas, where it is considered justified and related to some form of economic activity. In respect of a non-farming business, the Supplementary Guidance advises that, “applicants must be able to satisfactorily demonstrate that the provision of a house is essential to the continued operation of the business. This will normally be through the submission of a business plan, prepared by an independent expert, which demonstrates that the business is financially sound and economically viable, that it genuinely contributes to the local economy and that there is a need for an additional worker to live on-site.” Similarly, NPF Policy 17: Rural Homes allows some scope to progress a suitably scaled, sited and designed unit, which is in keeping with the character of the area, subject to 6 key considerations. The most relevant one in this instance being point (v), where the development: is demonstrated to be necessary to support the sustainable management of a viable rural business or croft, and there is an essential need for a worker (including those taking majority control of a farm business) to live permanently at or near their place of work; The timeframe for the caravan unit (25/00725/FLL), was extended as an interim measure, to help enable all outstanding details associated with a more permanent means of accommodation on site to be secured. It was made clear in the report that “supporting information will be required to be included that demonstrates - beyond doubt, that there is a continued justification for a permanent dwelling unit at this location to house an essential worker.” Further that “A robust and professional supporting business case will require to be provided for future scrutiny, as an integral part of any follow-up house submission. This should evidence that the business model started, remains viable and is envisaged to remain so/grow in the future whilst reaffirming there remains a justification for a key worker to live permanently at the site.”
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The technical, drainage and flood risk concerns raised in the previously withdrawn house submission (25/00614/FLL) have now been suitably addressed, and comments have also been taken on board in respect of the need for a landscaping plan and the house type has been modified slightly to reduce its visual impact. Accordingly, the only outstanding matter to be assessed is whether, there is a continued justification for an essential house at the site, connected to a viable business which contributes to the local economy. In light of the HiC SG expectations and contents of Caravan committee report, the applicant was encouraged to seek professional assistance in preparing a supporting business case. This was discounted on cost grounds, and a self-prepared business statement was submitted together with certain financial extracts from a firm of accountants. These documents are not all in the public domain and have given rise to repeated concerns from third parties about the lack of and transparency of information, with claims that there has been a noticeable reduction in activities on site, an absence of livestock and appropriate licenses, impacting upon the continued need for a house. Concerns were raised with the agent over the largely generalist, anecdotal and aspirational nature of the information submitted, and insufficient clarity or accompanying details, to help establish or breakdown, business costs/profits or revenue streams associated with past, present and anticipated activities and whether this would be though on or off-site activities. No specific information is available to verify or determine when, for example, the “nearly 110 events, clinics, courses and competitions” have taken place, in the past 3 years, their duration, numbers (from the quoted 300) associated with each activity listed, including costs/charges/profits etc. Similarly, no details exist of patrons who have attended or are booked for events/clinics/glamping, when, or where events were held, if activities are seasonal/all year round, on site/off site etc. Mention is also made of charity fundraising events which, whilst commendable, cannot be viewed as an income to the business. An updated business statement was subsequently provided which is more expansive but does not provided accounts or supporting information to verify statements made. It includes reference for a specialist rare breed breeding programme, but this appears not to have started and is of a scale that is unlikely to generate the need for a full time worker at the site. Similarly, clarification is needed about the apparent conflict (and management) in respect of changing livery numbers; which equines are connected to the business, versus those subject to “DIY” liveries and rescue animals. No specific details have been provided either for the expansion plans for “luxurious saddle-tramping trips with overnight stays in accommodation” – to establish any benefit to local hotels etc. Whilst there is no argument that the original business use remains ideally suited to such a rural location and the basic account information provided is indicative of an upward trajectory in terms of net profit; the figures provided are modest, being less than the average annual salary and without any accompanying breadth of detail or background, to help establish trends, or interrogate figures, determine costs, or income streams etc. connected to past, present or future activities/enterprises, to conclude what level of benefit there maybe to the local economy or justify that the business is viable and
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sustainable. It is acknowledged that a reason for this could be because of unforeseen circumstances which incapacitated the applicant and would have had an adverse effect on the range of activities on offer; however the determination requires to be based on the information available, which remains somewhat vague and, at this time, more akin to a hobby enterprise with financial benefit. The lack of an appropriate supporting business case and absence of indicative costs for the wider development also raises further uncertainty over the long term viability of the business and developmental progression. Design and Layout The Development Plan requires any development to be consistent with the Placemaking Criteria as laid out in Policies 1A and 1B Placemaking Supplementary Guidance. Proposals should contribute positively to the quality of the surrounding built and natural environment, respecting the character and amenity of the place. Policy 14, Design, Quality and Place of NPF4 also requires proposals to be designed to improve the quality of an area and to be consistent with six qualities of successful places including pleasant places that support attractive natural and built spaces, distinctive places that give attention to detail of local architectural styles and natural landscapes and sustainable places that support the efficient use of resources that allow people to live, play, work and stay in their area, ensuring climate resilience and integrating nature positive, biodiversity solutions. The proposed development would ultimately replace the temporary caravan accommodation and with the implementation of accompanying landscaping could improve the present quality of the area. The design and finish of the house, although contemporary in nature is reflective of traditional proportions and scale. The uniform use of larch shingle as an external material while not commonplace, would suit a rural setting and will weather through time. The layout is isolated and ideally would be better closer to the existing buildings or barn but given the land title and the need to avoid skyline positions, the site chosen is not inappropriate in terms of the wider layout which currently exists. The design and location is therefore deemed acceptable. Landscape LDP Policy 39 Landscape requires proposals, including individual developments, to demonstrate that they do not conflict with the aim of maintaining and enhancing the landscape qualities of Perth and Kinross. The site is in an area set back from the access road and had benefitted from backdrop of trees on adjoining land until they were felled. As such the site will be open and exposed unless the landscaping is undertaken. The applicant was encouraged to undertake landscaping ahead of any further development submissions, not as a substitute of the lack of compliance with earlier conditions, but to help get a screening framework established and mitigate for potential lack of funds later. If minded to approve, landscape conditions should be considered.
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Residential Amenity There are no immediate neighbours; the house will not significantly change established amenity levels. The applicant would benefit from the enhanced level of accommodation. Visual Amenity The proposals may not be to mainstream tastes, however the visual impact of the house should be acceptable and mitigated with landscaping measures and site containment. Roads and Access Transportation and Development Officers have raised no objection to the proposals. The core path network would require to remain open and passage unhindered. Sufficient space is required for desludging lorries to empty and turn. Proposals are in accordance with LDP2 policy 60B. Drainage and Flooding A watercourse exists to the rear of the site. Drainage investigations were conducted during the earlier withdrawn application. Flood Team Officers are content with the findings forwarded in terms of flood risk. A CAR licence would also need to be obtained separately from SEPA. Private Water Supply The Regulatory Service Manager has raised no objections to the proposals. Comment has been made in respect of the representations about shared use of The Mill of Muckly private water supply and business/tea room activities which would require testing in the future. Informatives are recommended. Natural Heritage and Biodiversity All local applications are required to provide biodiversity enhancement. Biodiversity enhancement measures are identified in the design statement, conditions would be required for the proposals to meet NPF4 and LDP2 policy objectives. Developer Contributions The Developer Contributions Guidance is applicable to this application however no contributions are required in this instance. Economic Impact There is likely to be some positive economic benefit to the local economy via the house proposals if employing local trades and where development supports an existing
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business. In this case it has not been demonstrated in any detail as to what the contribution to the local economy will be from this proposal. VARIATION OF APPLICATION UNDER SECTION 32A This application was not varied prior to determination, in accordance with the terms of section 32A of the Town and Country Planning (Scotland) Act 1997, as amended. PLANNING OBLIGATIONS AND LEGAL AGREEMENTS None required. DIRECTION BY SCOTTISH MINISTERS None applicable to this proposal. CONCLUSION AND REASONS FOR DECISION To conclude, the application must be determined in accordance with the Development Plan unless material considerations indicate otherwise. In this respect, the proposal is considered to be contrary to the Development Plan. Account has been taken of the relevant material considerations and none has been found that would justify overriding the Development Plan. Accordingly, the proposal is refused on the grounds identified below. Reasons 1 The proposals are on a greenfield site that is not allocated for development and development on the site is not explicitly supported by policies in the Local Development Plan. It is therefore contrary to Policy 9 b), Brownfield, Vacant and Derelict Land and Empty Buildings of National Planning Framework 4 (2023). 2 The proposal is contrary to Policy 17 Rural Homes of National Planning Framework 4 (2023) as it fails to meet any of the 8 criteria listed within Policy 17a). In particular, it has not been demonstrated that it would be necessary for a house to be erected on site in order to support the sustainable management of a viable rural business and that there is an essential need for a worker to live permanently on site. 3 The proposals are contrary to Policy 19 of the Perth and Kinross Local Development Plan 2 (2019) and its associated Housing in the Countryside Supplementary Guidance (2020) category 3.3 Economic Activity, as insufficient evidence has been submitted to demonstrate that the proposed house is justifiable or essential to the continued operation of a sustainable, financially sound or economically viable business at this site.
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4 The proposal is contrary to Policy 8: Rural Business and Diversification of Perth and Kinross Local Development Plan 2 (2019) as it has not been demonstrated that a house is required to support the viability of a rural business and does not meet the requirement to comply with Policy 19: Housing in the Countryside. 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 Not Applicable. Procedural Notes Not Applicable. PLANS AND DOCUMENTS RELATING TO THIS DECISION 01 02 03 04 05 06 07 08 09 10 11 12
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1 SPR Planning Local Review Body From: Karen Inkster Sent: 27 August 2026 20:54 To: SPR Planning Local Review Body Subject: Response to Handling Report and neighbour comments Attachments: overview of clinics 2022-2025.xlsx; Final Business Statement 2026 updated May.docx; Response to report of handling and neighbour comments.odt; Rural worker justification Hours Breakdown.ods CAUTION: This email originated from an external organisation. Do not follow guidance, click links, or open attachments unless you have verified the sender and know the content is safe. Dear Perth and Kinross Local Review Board Please find attached 4 documents in response to the Handling Report from PKC and the objectors comments. 1. Overview of clinics 2022-2025 2. Rural Workers Justification spreadsheet 3. Response to Report of Handling and Neighbour Comments 4. Final Business Statement submitted 28/5/26 There also appears to have been an error somewhere in uploading the updated Business Support Statement to the Planning Portal. My architect has confirmed with screenshots, that he uploaded it on 28/5/26 onto the Planning Portal. I had also sent it to Mr Williamson, and he confirms receipt of this via email on 24th June that it was received on 28th May. However it doesn't appear on the Planning Portal. The original one, submitted on 20/03/26 appears to be the only one added. So I'm not sure how this has happened. I have attached the updated one that was supplied on 28/05/26. If you require evidence of the screenshots and email, please let me know. I look forward to hearing back from you. Kind regards Karen
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2023 CLINICS DATE CLINIC No of participants 01/04/2023 Equi Agility Fun comp 6 08/04/2012 Easter Guided Hack 4 15/04/2023 Dorothy Heffernan Positive Reinforcement Training 17 22/04/2023 Jane Cumberlidge Transition to Barefoot clinic 7 06/05/2023 Equi Agility Fun comp 6 26/05/2023 4 day saddle tramping exped 3 03/06/2023 Equi Agility Fun comp 7 04/06/2023 Dorothy Heffernan Positive Reinforcement Training 15 09/06/2023 3 day saddle tramping exped 3 17/06/2023 Nica Ware Nature Drawing weekend retreat 7 21/06/2023 Summer Solstice Ride 5 01/07/2023 Equi Agility Fun comp 4 14/07/2023 4 day saddle tramping exped 3 05/08/2023 Equi Agility Fun comp 5 11/08/2023 3 day saddle tramping exped 3 26/08/2023 Guided Hack 6 02/09/2023 Equi Agility Fun comp 4 29/10/2023 Halloween Guided Hack 5 10/12/2023 Christmas Guided Hack 7 19 CLINICS over 29 DAYS No of participants 117 2024 CLINICS 30/03/2024 Equine Touch Clinic 11 06/04/2024 Intro to Clicker Training with Dorothy Heffernan 15 07/04/2024 Intro to Equi agility training day 4 08/04/2024 Equi Agility Fun comp 4 04/05/2024 Two day saddle tramping training weekend 20 11/05/2024 Equi Agility Fun comp 5 19/05/2024 Showcase Day 70 25/05/2024 Body Work clinic with Simona Monika Korcz 6 01/06/2024 Hanne Kasinowski Paracord workshop 3 02/06/2024 Intro to Equi agility training day 5 08/06/2024 Equi Agility Fun comp 4 22/06/2024 Shod to Barefoot with Pegasus Farrier 9 23/06/2024 Bit to bitless with Jane Cumberlidge 11 29/06/2024 Nica Ware Nature Drawing weekend retreat 8 03/07/2024 2day saddle tramping exped 3 06/07/2024 Animal Communication with Rachel Sartain 16 07/07/2024 Nica Ware Nature Drawing Class 7 13/07/2024 Equi Agility Fun comp 6 25/07/2024 Two day Confidence Camp with Annette Dick 5 27/07/2024 Bridle Fitting Workshop with Jane Cumberlidge 9 28/07/2024 Positive Reinforcement clinic with Dorothy Heffernan 16 03/08/2024 2 day saddle tramping training 8 05/08/2024 2 day saddle tramping exped 3 10/08/2024 Equi Agility Fun comp 6 11/08/2024 Western Clinic run by Kayreen Jones 7 04/09/2024 2 day saddle tramping exped 3
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07/09/2024 Equi Agility Fun comp 5 28/09/2024 Digital Dressage clinic with Annette Dick 3 05/10/2024 Poles workshop with Annette Dick 5 30 CLINICS over 36 DAYS No of participants 277 2025 CLINICS 06/04/2025 Easter Guided Hack 6 26/04/2025 Bridle fitting workshop with Jane Cumberlidge 9 03/05/2025 Confidence Clinic with Louise Hamilton & Annette Dick 6 11/05/2025 Equi Agility Fun Comp 4 24/05/2025 Confidence Clinic with Louise Hamilton & Annette Dick 6 31/05/2025 Animal Communication with Rachel Sartain 17 01/06/2025 Positive Reinforcement Clinic with Dorothy Heffernan 12 02/06/2025 Hanne Kosinowski Paracode weaving clinic 4 22/06/2025 2 day saddle tramping training weekend 12 05/07/2025 Positive Reinforcement Clinic with Dorothy Heffernan 15 12/07/2025 Equi Agility Intro 5 06/07/2025 Positive Reinforcement Camp 23 16/07/2025 2 day saddle tramping exped 3 28/07/2025 Showcase Day 73 02/08/2025 Positive Reinforcement Clinic with Dorothy Heffernan 11 16/07/2025 Hanne Kosinowski Paracode weaving clinic 3 28/07/2025 2 day saddle tramping exped 3 05/09/2025 2 day saddle tramping exped 3 21/09/2025 Winter Enrichment with Dorothy Heffernan 13 26/09/2025 Halloween Guided Hack 4 14/12/2025 Christmas Guided Hack 6 22 CLINICS over 26 DAYS No of participants 238 CLINCS ARE FULL DAYS, UNLESS OTHERWISE STATED
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EQUINE UNLIMITED Equivalent daily hours Animal Welfare Hours Equine Business Hours (non animal welfare) Daily Activities Hours Morning feeds 1.50 1.50 Evening feeds 1.00 1.00 Pooh picking 1.50 1.50 Pick hooves 1.00 1.00 Water checks & fill 0.50 0.50 Training & rehabilitation of equines 3.00 3.00 sub total 8.50 8.50 8.50 0.00 /1 Weekly Activities Boundary check 2.00 2.00 Moving electric fencing 4.00 4.00 Lessons 6.00 6.00 Supervision of liveries 3.00 3.00 Hay delivery & filling hay nets 1.00 1.00 sub total 16.00 2.29 1.86 0.43 /7 Monthly Activities Farrier 5.00 5.00 Equine physio 5.00 5.00 Vet 1.00 1.00 Fencing repairs 6.00 6.00 Clinics 22.00 22.00 Saddle Tramping trips 19.00 19.00 Hacking 15.00 15.00 Donkey Picnics 2.00 2.00 Cleaning & turnover of pods 6.00 6.00 Harrowing fields 5.00 5.00 Harrow arena & put away jumps etc for clinics 3.00 3.00 Cleaning tack 4.00 4.00 sub total 93.00 3.10 0.73 2.37 /30 Annual activities Equine dentist 16.00 16.00 Annual vaccinations 8.00 8.00 Saddle fitting 10.00 10.00 Riding School license 15.00 15.00 Dung analysis & worming schedule 14.00 14.00 Accommodation pod refresh 21.00 21.00 sub total 60.00 0.16 0.09 0.10 /365 Total Equivalent Daily Hours 14.05 11.18 2.89 Total Annual Hours 5128 4081 1056 Handy Man & Trades 144 100 44 Groom 144 50 94 Non Paid Volunteers 416 360 56 Rural Worker Justification Hours 3571 Equivalent to daily hours on site 9.78 Rural Worker Justification Hours Equine Unlimited
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COMMENTS RELATING to the REPORT OF HANDLING and Neighbour Comments FOR LOCAL REVIEW BOARD Karen Inkster, Equine Unlimited, Dungarthill, Dunkeld Perthshire PH8 0JF Planning Application number 26/00375/FLL Introduction I can only express my disappointment that following the protracted planning application process, the numerous positive dialogues I have had during this period with the Perth and Kinross Planning Department, the subsequent non determination process and the Departments Report of the Handling for Local Review that states my Planning Application Ref 26/00375/FLL has been recommended for refusal. What must also be considered when reviewing the neighbour comments is that Equine Unlimited has been running for 6 years now, with me living on site and developing the business throughout this time frame. When I purchased the land in 2020, there was only one other property inhabited beyond the yard. Now, there are 12 properties past the yard, mostly executive houses, some used as Air B&B, some as second homes and some as holiday lets. The occupants bought their plots of land and built their houses or properties in full knowledge of an equestrian business being in existence. Accordingly, I now for your consideration elaborate more fully on documentation and supporting information that has previously been submitted and that I believe supports my planning application as it relates to Policy 9 b) of NPF4 and specifically the Supplementary Guidance that “supporting information will be required to be included that demonstrates – beyond doubt, that there is a continued justification for a permanent dwelling unit at this location to house an essential worker”. The attached spreadsheet Rural Worker Justification demonstrates the essential functional need that a worker must live permanently on the workplace to properly manage the welfare round the clock for the equine livestock. Whilst the policy has no fixed, statutory number of hours written into the policy itself, the industry standards define one full-time labour unit as 2,200 hours per year. As my spreadsheet demonstrates, I am justifiably required on site well in excess of 2,200 hours per year to meet the welfare requirements for an equine business. As noted in my Business Statement, “a local Handy man is employed 2 days a month and …a self -employed groom is employed during the busy summer months”. All of the welfare activities on the spreadsheet can only be done by living on site. The impact of not having someone living on site puts the equestrians in my care at significant risk. There have been a number of incidents of firearm events taking place on adjacent land resulting in equine welfare issues and injuries which have involved Police Scotland. There have been five cases of the horses deliberately being let out, usually overnight. Had I not been present, the risk of the horses injuring themselves, or other road users, would have been significantly higher.
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Historically I’ve also needed to be on site for various officials who have attended in response to unfounded and spurious complaints by my neighbours. These include: Two visits from SEPA. Allegations of water contamination. Site examined and no contamination found. Two contacts from PKC Planning Dept. Allegations of breach of planning. Pictures supplied and no breach found. Six visits from the SSPCA Allegation of neglect of horses, no food or water. All horses and fields examined and no neglect found. Two visits from World Horse Welfare. Allegation of neglect of horses, no food or water. All horses and fields examined and no neglect found. Two visits from Animal Welfare Officer, PKC. Allegation of neglect of horses, no food or water. All horses and fields examined and no neglect found. Two conversations with Dog Warden, PKC. Allegations of dog fouling and killing of a hare. No evidence provided to confirm either allegation (picture of my dog playing with a hare, which in the Dog Warden’s own words, “had been dead a long time as it was leather”). Over the last few years there has been a number of emergency vet call outs for my own horses and those of the liveries. These have included three serious colic’s, two of which needed immediate transfer to the Royal Dick Veterinary Hospital in Edinburgh in the small hours of the morning. There have also been two injuries requiring hospitalisation and I would have lost both mare and foal had the vet not been called out at 4am when the foal became stuck whilst birthing. All of these incidents could have been fatal had I not been living on site. Policy NPF4 Rural Worker Dwelling Guidance also states that functional need for on-site accommodation should be granted where there is also a lack of alternative accommodation. The house purchase and rental market in Dunkeld is severely constrained and expensive. Scarcity of long term lets, second homes, high price pressure, displacement risk and inflated costs of housing in relation to wages make for high demand and competition. (Office of National Statistics) The second spreadsheet, Overview of Clinics 2022-2025 shows the variety of clinics offered, the number and the attendance at each event. At many of these clinics, Equine Unlimited equines are used for demonstration purposes, and/or, are available to hire to allow people to participate in the clinics. All of these clinics are full day activities. Response to REPORT OF HANDLING FOR LOCAL REVIEW BOARD paper I was extremely taken aback by the sudden and unexpected change in the Planning Department’s recommendation to refuse the development. This goes against everything they have been saying to me since the application was initially submitted in April 2025. Due to a previous traumatic brain injury, I suffer short term memory loss. I therefore have an App on my phone that records telephone calls and if required, transcribes them. A quick read of one highlights the support PKC have been granting me. In a telephone conversation with Paul Williamson at 1037 on 21/05/26 he states; “if you were to look at, the planning updates that the planning committees over the past few years, you'll see that we have sought to support people who, like you are, you know, genuinely
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running appropriate businesses…The planning department are 100% behind you, you know, the business team are too, we can all see what you are achieving”. Their report states “No specific information is available to verify or determine when for the nearly 110 events have taken place”. However, the Business Statement lists an example of 16 different clinics, competitions and events as an example (the attached spreadsheet, previously referred to Overview of Clinics 2022-2025 gives full information over the last 3 years). It also states that no information about “which equines are connected to the business”. However, the Business Statement clearly states “At the time of writing, there are 11 equines owned and used in activities by Equine Unlimited. Five equines are used for all activities (ridden, in hand ground work, clinics, demos, walks, overnight trips etc. Three donkeys are used for breeding, picnics and clinics. One Shetland pony is used for in hand work, pony picnics pack pony for overnight saddle tramping.” In May 2026, Mr Williamson had asked for “further information in respect of equine numbers and business operations” to be added to the Business Statement. This was duly undertaken and on 24th June, Mr Williamson confirmed via email that the “additional business information was appreciated” and asked for more information on the “breeding programme”. This was provided on 30th June with the following wording “In terms of the breeding programme, it is well underway. The mammoth donkey jack (donkey stallion) is currently running with 1 mare and 1 mammoth Jenny (donkey mare). There are another two mares who will go in with him in another month or so. This means that the foals aren’t all born at the same time”. The breeding programme relates to the breeding of Mammoth Donkeys which are on the critically endanger list with less than 1000 registered in the world. The mammoth Jack at Equine Unlimited is the only breeding Jack in the UK. The comments made in the Report of Handling in relation to the rare breeding programme “appears not to have started” is incorrect. Another concern raised in the report, relates to business costs and profits. It states “insufficient clarity and accompanying details to help establish or breakdown business costs/profits”. However, a full Financial Viability of a Riding Establishment and Livery Business report by Chartered Accountant, was submitted and accepted. It included a 1/ Purpose statement, 2/ Background to the business, 3/ Historical Financial Performance, 4/ Current and Projected Income Streams, 5/ Viability and Functional Need and a conclusion. It also contained full profit and loss from 2021- 2025 and projected profit and loss for the next two financial years. There is then a full tax summary for each financial year from 2021 attached. The Report of handling also comments on profits being “modest” and “being less than the average annual salary”. Yet, as stated in the Business Statement, “the financial growth since 2000 has risen by a staggering 161%”. The Financial Viability report shows a consistent income growth, clear demand for the services offered by Equine Unlimited, a functioning and well-established enterprise with a clear projected growth. Furthermore, NPF4 Policy 17 (Rural Homes) and Policy 29 (Rural Development) do not specify any financial minimums such as: min annual turnover, min profit, min wage equivalent, min number of clients. It does not require the business to be profitable or to meet a specific income level. NPF4 focuses on functional need, not financial success, leaving me unsure why financial information should even have been raised in the Report of Handling. The Report also makes reference to the “information available being somewhat vague and…more akin to a hobby enterprise with financial benefit”. Equine Unlimited has been running for 6 years now. Given that approximately 60 - 62% of new small businesses fail within the first 5 years in
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Scotland (The Federation of Small Businesses), it is positive and shows sustainability that Equine Unlimited continues and is indeed flourishing. It should also be taken into account that the business was set up during an unprecedented period of economic challenge during the Covid pandemic. I also sustained a significant injury in September 2025 where I broke my back, facing a year’s rehabilitation and recovery with restricted lifting and riding. The current economic growth within the UK is also subdued and declining. (The Scottish Government) yet Equine Unlimited is thriving and growing. I have had no other revenue income, so how I could possibly be financing a “hobby enterprise” for six years, looking after up to 16 equines during this time leaves me flabbergasted. Also stated in the Report on Handling is “no details exist of patrons who have attended or are booked for events/clinics/glamping when, or where events are held, if activities are seasonal/all year round”. Yet again, referring back to the Business Statement, page 5 states “2026 Bookings. There are 22 clinics, training and events planned. At the time of writing, 14 people have stayed for holidays, with another 23 bookings confirmed. Most clinics take place between April and September. Holidays take place all year, as does facility hire, horse training, lessons, hacking, pony picnics etc” Completely invalidating all comments in the Report of Handling. Response to neighbour comments Response to Les Ross, Mill of Muckly Farmhouse In response to the above; 1/ There are currently 4 equines in livery, so their comments are incorrect. 2/ Equine Unlimited has held a Riding School Establishment License since 2023. It is renewed on April 1st each year. Since breaking my back in September 2025, I was only given permission to start riding again in April 2026. The horses (and myself) weren’t fit enough to undertake an assessment right away. I informed the Animal Welfare Officer that I had been injured and would be in touch when I had managed to get the horses and myself fit again. I then injured my shoulder, was sent for an x-ray at PRI on 6th May where a frozen shoulder was diagnosed, with only 5% movement detected. On 25th June I fell off a garden chair and chipped the humerus bone the same shoulder (hospital letters can confirm all of the above). I am currently receiving physiotherapy at PRI and have only very recently returned to riding. I currently have 45% movement in my left shoulder. It is with full intention to apply for the license once myself and the horses are fit again. It should be noted that the Riding School Establishment License is only required for hiring out of horses when ridden. This activity equates to around 20% of my income. I am still able to provide lessons, run clinics, courses and training, do pony picnics, meet the donkey days etc without the need for a license. 3/ There are 22 clinics, events and courses taking place this year, (Events Programme for years 2023-2026 already submitted). I’ve been unable ride much since breaking my back in Sept 2025, however many events, clinics and training days are run by other professionals and coaches. 4/ Full financial accounts have been provided redacted from public view. 5/ As above.
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It should be noted that Mr Ross does not live at the above address. The property is a second home for the Ross family and they rarely visit, therefore they do not see the liveries who visit or the clinics, events and activities that take place. Thus, many of his comments are untrue. Mr Ross then goes onto to make personal statements about myself and the business. No 5/ Mis-use of water supply. Mr Ross and all the residents at Mill of Muckly were informed on 30th June 2026 via a letter to their solicitor that a significant “water leak was detected and repaired”. (Invoice from firm who undertook the work available on request). They regularly take reading from my water meter and I was informed by their solicitor on 1st July that my daily usage is 31L per day. A full site visit was undertaken back in 2022 By four Perth and Kinross Officials, inc Mary Anderson, Water Standards Co Ordinator. It was established that the private water supply is not used for any business activity, this was put into a six- page report, collated by the Planning Department. All of the horses have access to a stream which runs through my land and never runs dry. 6/ Mr Ross states that the “entire site was developed without planning consent and required a retrospective planning application”. This is entirely incorrect. I bought the land in April 2020. The week after the purchase, the whole country went into lock down due to the Covid Pandemic. Given I was already living on the estate, I had already plans made up prior to the final purchase. I contacted PKC Planning Dept and informed them of my plans for the land. I was informed that due to the pandemic, no applications were being received and to carry on with the works and submit a retrospective planning application whenever the officers returned to work. This was done and only a part-retrospective application was needed and done so with full consent from the Planning Dept. Response to Mr & Mrs Brown, Mr & Mrs Smith, Mr & Mrs Swaine, Mr & Mrs McMillan and Ms Crump & Mr Ewart This paper does not require a detailed response. It kindly assures the reader that a large number of events and activities have taken place over the years and been enjoyed by a significant number of clients. A number of which submitted supporting statements to the original application that was submitted for the dwelling in March 2025. It should also be noted that four of the above persons are not residents of Dungarthill. Response to Mr Goble & MS Snart, Mr & Mrs Neil, Mr & Mrs Gibson, Mr & Mrs French, Ms Howatson, Ms Nijhuis, Ms Pasuwe The fact that Equine Unlimited currently does not hold a Riding School Establishment License has already been addressed above. Considerable wording is about the handling and responses by Paul Williamson, Team Leader, which is not for me to comment on. Policy 17(a)v is also mentioned, which again is covered above in the NPF4 comments. Allegations have been made that there were “no livery clients on site at the time of the original objections”. This is indeed incorrect. What is relevant to their comments surrounding activity levels, is that none of the persons named above live beyond Equine Unlimited on the road, they all reside further down the track. Therefore, they do not pass the yard and are thus completely unaware of activity levels. The following objectors do not live on Dungarthill: Rebecca Crump, Duncan Ewart, Mr & Mrs Swaine, Mr Ross
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The following objector residence on Dungarthill is their second home: Mr Ross The following objectors have second homes: Mr & Mrs Brown, Mr & Mrs French, Mr Ross The following objectors rent a property on Dungarthill as an Air B&B: Mr & Mrs French, Mr & Mrs Gibson The following objectors are not impacted by Equine Unlimited activities as they do not reside on the track used by activities and live below the yard: Mr & Mrs Neil, Mr & Mrs Gibson, Mr & Mrs French, Ms Howatson, Mr & Mrs Gibson, Ms Nijhuis, Ms Pasuwe What is key about the above residents is that they do not pass the yard and therefore cannot observe activity levels. Several objections contain factual inaccuracies already addressed by regulatory bodies. Others relate to personal opinions rather than planning policy. CLOSING REMARKS It is clear from the volume and nature of the objections that this application has expanded far beyond a straightforward assessment of planning policy. Many of the comments submitted relate to personal opinions, propaganda, assumptions, or matters already investigated and resolved by the appropriate authorities. What is important for the Local Review Body to note is that Equine Unlimited was established and operating on this land before the majority of neighbouring executive properties were built or occupied. When I purchased the land in 2020, only one other household was located beyond the yard; there are now twelve. The equestrian enterprise was already in place, already functioning, and already contributing to the rural character of the area long before most of the surrounding development occurred. The objections raised do not reflect the day-to-day reality of the business, nor do they align with the documented evidence provided throughout this process. Regulatory bodies have repeatedly confirmed compliance. The business has grown, diversified, and demonstrated clear functional need, viability, and alignment with NPF4 Policy 17 and Policy 29. I respectfully ask the Local Review Body to focus on the planning merits of the application, the policy compliance demonstrated, and the substantial evidence provided, rather than on personal or speculative commentary. The dwelling is essential for the safe, sustainable, and welfare-focused operation of Equine Unlimited, and I request that permission be granted. Karen Inkster 27/8/2026
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Business Statement – Planning Application Equine Unlimited: Supporting Rural Economy, Tourism, and Animal Welfare in Scotland The Scottish Equine Industry – A Vital Sector Scotland is home to an estimated 70,000 horses and around 200,000 regular riders. According to the British Horse Society (BHS), the equestrian sector contributes approximately £351 million annually to the Scottish economy. Each horse generates around £4,174 per year, with nearly £50 million spent on equine accommodation alone. (Sources: BHS, British Equestrian Trade Association) Despite this value, 22% of riders report that lack of access to safe riding facilities remains a barrier. This highlights the need for ethical, inclusive, and well-equipped equestrian centres like Equine Unlimited, which directly support the sector’s growth while meeting the welfare expectations of modern riders. Equine Unlimited: Activity Summary (2022–2025) Over the past three years, Equine Unlimited has delivered nearly 100 events, clinics, courses, and competitions, covering a wide range of disciplines including: Confidence-building clinics Bridle and saddle fitting clinics Equine Bodywork demonstrations Introduction to equine herbs and oils Hoof dissection and anatomy Introduction to Equine Ethology Positive reinforcement and ethical training methods Introduction to equine art Western riding introduction days Equine Agility competitions Shod to barefoot courses Groundwork and jumping clinics Animal Communication Hoof trimming courses How to prepare and plan for saddle tramping trips Regular riding lessons and hacks for local and visiting riders Some events require participants to bring their own horses, while others utilise our own barefoot, bitless horses for demonstration and tuition purposes.
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Approximately 300 individuals have attended these clinics in recent years, with our annual showcase and fundraising events attracting over 50 attendees per year and raising over £8,000 for charity. Equine Unlimited has become known as THE destination for welfare led training and riding. People have come from all round the world to take part in events and go hacking. The off-road hacking is probably some of the best hacking in the UK. The overnight saddle tramping is the only venue in the UK that offers camping under the stars with your horse and as such is a very popular activity. Equine Tourism and Welfare Destination Equine Unlimited is a destination in its own right, offering visitors from across the UK and overseas a rare combination of: Ethical horse riding (barefoot, bitless equines) High welfare standards and natural herd environments Unique equestrian experiences in the heart of Scotland’s countryside Hacks from 1hr to overnight trips in the hills Pony Picnics and Meet the Donkey Days We provide regular hacks and riding lessons, with holidaymakers frequently booking 1-hour to full- day rides. We also offer horsemanship workshops where participants find out what it’s like to own a horse. They learn how to catch their horse, safely groom and pick out their feet, tack up, how to feed and care for them, how to lead them and other basic horsemanship skills. Many are drawn to our welfare-first approach, making Equine Unlimited the only yard in Scotland offering fully barefoot and bitless riding horses as standard. Our overnight “saddle tramping” trips—where riders camp out under the stars alongside their horses—have proven extremely popular. These trips are very unique and demand now exceeds capacity, and a local resident will be employed in 2026 to help deliver these trips. We also plan to introduce more luxurious overnight trail riding experiences, staying in local accommodation for those who prefer not to camp. Facilities Facilities include a 40x40m outdoor arena with carpet fibre surface. The arena has the most outstanding views and has a full set of jumps; training poles and an area marked out for dressage. There are 6 stables housed in an open fronted barn with three tackrooms adjacent for liveries to safely store their tack, hay etc… There is a large indoor area housed within the barn that can be used for workshops or a loafing area for horses. Adjacent to the barn are 4 grass “day corrals”. These are used by horses attending clinics. It allows the horses to settle and relax before the clinic starts, during down time and that the end of the day. We find these of huge benefit as it allows the horses to take in their surroundings before being asked to concentrate and work. There is also an isolation paddock. This paddock is near to the barn, but doesn’t allow horses to touch noses with other horse. All new liveries are held here for a min of 10 days to ensure biosecurity measures are met. There is a huge yard which allows for the parking of up to 45 cars and horseboxes. During showcase days where over 100 people have attended, we have parked vehicles in a field. We also have the only permanent agility field in Scotland. This hosts a number of “obstacles” from various sized banks, ditches, jumps,
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obstacles to go through, under and over etc. The field is popular with visitors as it can be done with your horse either in hand or ridden. We also have a tearoom, which also holds all the first aid equipment, paperwork and a whole host of information leaflets. There are two basic camping style toilets. There is a separate paddock for those who wish to camp during clinics or holidays. The are also two basic, off grid glamping style accommodation units. These are available to people staying on holiday, or attending clinics, competitions, training events etc. Both contain a wood burning stove, gas cooking stove, beds, sofa etc. They both have outstanding views over the adjacent hills. The units are very “quaint” and very popular with guests. During 2025 they were booked for 27 visits ranging from one to six nights. For many, it is a rare gift to see their horses grazing out the window as many owners house their horses at livery yards. Being able to pop and see their horses is for many, a special opportunity. Equines The number of equines varies from month to month. The number includes equines owned by Karen, horses in livery and horses in for training. All equines are used for some form of activity, none are simply “field ornaments”, they all earn their keep! Many of the clinics we run are not ridden and all of the equines are used in demonstrations, training days etc. Nearly all of the equines arrive here neglected, abandoned, abused or have severe behavioural issues. Many have been gifted by owners as a last stop shop before euthanasia for equines deemed dangerous. At time of writing, there are 11 equines owned and used in activities by Equine Unlimited. Five equines are used for all activities (ridden, in hand ground work, clinics, demos, walks, overnight trips etc). Three donkeys are used for breeding, picnics and clinics. One Shetland pony is used for in hand work, pony picnics, pack pony for overnight saddle tramping. Two are in training but are used in clinics, pack pony for overnight trips and in hand activities. Supporting Local Economy and Rural Jobs Equine Unlimited directly supports local businesses and employment. Attendees stay in glamping pods, local B&Bs, hotels, campsites, and holiday cottages, contributing to the viability of rural hospitality providers. Riders and their families regularly shop at the local Co-op, petrol stations, pubs, restaurants, and the equestrian store in Dunkeld. Additionally: The facilities are hired by local riding instructors and horse owners lacking their own spaces. Our permanent equine agility course (the only one of its kind in Scotland) attracts visiting riders from across the country. Our stabling is in demand during major equestrian events such as the Scone International and Scone Palace Horse Trials. Weekly lessons for liveries by a local riding instructor The farrier, vet, equine dentist, body workers, saddle fitters etc are all local professionals
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A local handy man is employed 2 days a month We also employ a self-employed groom during busy summer periods to assist with liveries, clinics, and events. Livery, Training and Rehabilitation Livery clients benefit from 24/7 turnout in herds, with natural shelter (woodland), flowing water, and high-welfare practices. Livery services range from DIY, where the owners attend daily to care for their horse, to full care where the owners do not need to attend as Karen provides all necessary care. At the present moment, there are five equines in full livery and one in training livery. As an equine behaviourist, Karen Inkster accepts horses with behavioural challenges, often as a last resort before more drastic outcomes are considered. These horses benefit from outdoor arena, agility field, off-road hacking, and ethical training methods. Karen also takes horses in for starting (traditionally called breaking in), groundwork and ridden training. These horses tend to be here for between 6-10 weeks, depending on their personal issues and needs. Expansion Plans for 2026 We are expanding in response to growing demand: Launching luxurious saddle-tramping trips with overnight stays in accommodation (instead of camping). The This year we are hosting The Donkey Breed Society Showcase day, the first of its kind. As a newly qualified Working Equitation coach, (one of only 4 in Scotland) we are hosting two introduction days (one of which is already fully booked). We are now offering “Meet the Donkey Days”. Last year we started offering “picnic walks” where we use either the donkeys, or Alfie the Shetland pony to carry packed lunches. Stopping off at a view point to eat and take in the outstanding views. These are “top end” packages and we intend to offer more of these throughout 2026 as they proved very popular last year. By the end of 2026 Karen will be hopefully be the only qualified Horseback Archery coach in Scotland, delivering training both on site, but also at other venues across Scotland. It is clear from the redacted Financial Viability of Riding Establishment and Livery Business statement that the business has and continues to expand both financially and, in the facilities, and activities it offers.
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It is worth noting that since 2020, the financial growth of the business has risen by a staggering 161%. This is a huge increase for a small business and the projected two-year finances continue to show a very healthy increase in growth. Investing in equine conservation: o We now own three mammoth donkeys, which are an endangered breed, including a breeding Jack and two Jenny. o With fewer than 1,000 mammoth donkeys worldwide, we aim to support this endangered breed. We will breed mammoth donkeys, one of only two breeders in the UK. o In 2026, we will begin breeding ridden-size mules, with Karen being the only breeder of this kind in the UK. o The mammoth Jack will also stand at stud for AI and visiting mares. This is the only mammoth Jack standing at stud in the UK. o Due to their importance on the endangered breed list, there have already been a number of enquiries about purchasing mammoth donkeys and mules. o The proposed dwelling will ensure that the welfare needs of the equines are met. 2026 Bookings o There are 22 clinics, training and events planned, some hosted by the owner, others by various equine professionals. These run from April to October. There are 68 confirmed bookings. In the current financial climate, we are finding that people are booking last minute, so we envisage this number to significantly increase throughout the year. The number of participants attending events has more than doubled in the last two years. o At the time of writing, 14 people have stayed for holidays, with another 23 bookings confirmed. Some holidays are guided, where Karen herself guides the participants on routes throughout the area. Others go off with a prepared route map and guide and adventure by themselves. Again, the current climate is seeing more “last minute” bookings. o There are seven overnight saddle tramping trips booked. o There are three booking for horses to come in for training (we only take in one equine at a time due to the time and effort involved in training) o Non-refundable 50% deposits are taken at time of booking for all activities, with the remainder required 2 weeks prior to visit. Most clinics and overnight saddle tramping trips take place between April and September due to the weather. Holidays take place all year, as does facility hire, horse training, lessons and hacking, pony picnics etc…
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Recognition and Media Coverage Our work has received national and local press coverage, showcasing the uniqueness and success of Equine Unlimited. There have also been two mainstream TV appearances. Press highlights include: Meet Milton the 16hh spotted mule who’s ridden tackless, plays football and lives with mammoth donkeys - Horse & Hound Perthshire charity launched in honour of elderly rescue donkey - The Courier PressReader.com - Digital Newspaper & Magazine Subscriptions Intrepid Perthshire horse rider wins international literary award - The Courier Perthshire horse rider to feature on BBC's Grand Tours of Scotland's Lochs - The Courier Perthshire woman's unusual techniques to train horses Karen Inkster on the little donkey who made a big impact EQUINE UNLIMITED (2025) All You Should Know BEFORE You Go (w/ Reviews) Key Statistics at a Glance ~100 events held in three years 300+ clinic participants £8,000+ raised for charity 60+ glamping stays booked Only permanent Equi-Agility course in Scotland One of only 4 qualified Working Equitation Instructor Only Scottish yard offering barefoot, bitless, ethical riding holidays Only facility in Scotland offering overnight saddle-tramping trips with your own horse Only UK breeder of ridden-size mules Various press and television coverage inc BBC 1 and Channel 4 Helping preserve the endangered mammoth donkey by owning the only breeding Jack in the UK Soon to be only qualified Horseback Archery Instructor in Scotland Home to the UK’s only spotted mule Financial growth of 161% in four years
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Conclusion Equine Unlimited provides a unique combination of tourism, training, welfare, and conservation, supporting not just the Scottish equestrian community, but the wider rural economy and animal welfare landscape. Our facilities are in high demand, and our ethical approach is attracting increasing numbers of riders seeking more responsible and holistic equestrian experiences. We are proud to be leading by example in Scotland and respectfully request the support of the planning department to continue expanding and enhancing this vital rural business. The proposed dwelling will allow for the continued welfare of the equines to be met and for the continued growth of the business.