(c) Representations (Pages 417-440)
Perth and Kinross Council · 26 May 2025
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4(ii)(c) LRB-2025-05 LRB-2025-05 24/01732/IPL - Erection of dwellinghouse (in principle), land 40 metres west of 8 Langley Place, Perth, PH2 7XB Representations
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M e m o r To Development Management & Building Standards Service Manager Your ref 24/01732/IPL Date 03 December 2024 Housing & Communities a n d u m From Regulatory Services Manager Our ref DAT Tel No 01738 476481 Pullar House, 35 Kinnoull Street, Perth PH1 5GD Consultation on an Application for Planning Permission 24/01732/IPL RE: Erection of dwellinghouse (in principle) Land 40 Metres West Of 8 Langley Place Perth PH2 7XB Perth for Mr Alan McKay I refer to your letter dated 15 November 2024 in connection with the above application and have the following comments to make. Recommendation I have no adverse comments in relation to the application. Comments This application is for the erection of a single dwellinghouse on land currently used as a paddock located 40m West of 8 Langley Place, Perth. Whilst the planning statement mentions the use of green energy such as air source heat pumps, as this application is for in principle planning permission there are no technical specifications included. As such I would advise the applicant to include any details of such at the full planning stage. Therefore, at this time I have no adverse comments to make.
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Comments to the Development Quality Manager on a Planning Application Planning Application ref. 24/01732/IPL Comments provided by Carlyn Morilly Transportation Development Officer Service/Section Transportation & Development Contact Details TransportPlanning@pkc.gov.uk Description of Proposal Erection of dwellinghouse (in principle) Address of site Land 40 Metres West Of 8 Langley Place Perth PH2 7XB 56°23'52.2"N 3°24'29.4"W Comments on the proposal The applicant is seeking permission in principle to erect a dwellinghouse. Vehicular access to the site is proposed via Mount Tabor Road which is an adopted road and recognised core path (KINL/4). The road narrows as to the east towards Langley Drive and thus no vehicles are currently permitted at the location of the proposed vehicular access (Figure 1). Access from Langley Drive is fully pedestrianised (Figure 2) and cannot accommodate vehicular access from this direction. Figure 1: Mount Tabor Road
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Figure 2: Access to Core Path from Langley Drive. The existing gated vehicle access on Mount Tabor Road is proposed to be utilised for the development. The footway in this location (Figure 3) has been measured as approximately 1.8m wide. The policy statement for streets in Scotland (Designing Streets) requires that: In lightly-used streets (such as those with a purely residential function), the unobstructed width for pedestrians should generally be 1.5 - 2 m. Figures 1 and 3 highlight that where the road narrows from the west to east on Mount Tabor Road, space for pedestrian refuge is limited and would place the safety of pedestrians on the core path at risk. Mount Tabor road must also meet the width requirements of Building Standards to accommodate access for emergency vehicles. The applicant hasn’t clearly demonstrated that a suitable width can be achieved, particularly given the overgrowth in vegetation highlighted in the applicant’s site photo (Figure 4).
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Figure 3: Existing Footway at Vehicular Access Gate Figure 4: Mount Tabor Road Looking East I can thus not support this application in its current form. Recommended planning condition(s) Recommended informative(s) for applicant Date comments returned 05 December 2024.
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Mr ATHOLE FLEMING (Objects) Comment submitted date: Mon 09 Dec 2024 This planning application would take away a natural break on the hill. Despite numerous applications over the years, we have always been told that this natural area would be protected. The narrow lane where the dwelling entrance would be, is a very narrow bridal path. The lane (formally an old drovers path) is used as a safe walkway for children attending Kinnoull Primary School to the rear of ( REDACTED ) back garden. This is an extremely narrow lane, and is a favourite route for dog walkers, hill walkers, cyclists (young and old) - the thought it a car or cars regularly coming up the lane does not bare thinking about. This area is also populated by protected red squirrels who are regular and most welcome visitors to ( REDACTED ) garden ( REDACTED ) In addition to red squirrels, this is also an area for bats and other wildlife within the field itself. We believe that this rather unique lane and field must be protected as a natural break on the hill. The field is a place of natural calm amid the already existing housing, and an environmental boon for local insect and pollinators diversity - once another field on this hill goes - it has gone forever. As for the lane becoming a 'through road' to and from a house? As quick visit to the location would show how this could negatively impact on the local and safe transport of children to and from the local primary school - the lane has always been a wonderfully save haven all children to play in too - and should remain as such.
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Comments to the Development Quality Manager on a Planning Application Planning Application ref. 24/01732/IPL Comments provided by Jody Blake IHBC Service/Section Conservation Contact Details JBlake@pkc.gov.uk 75282 Description of Proposal Erection of dwellinghouse (in principle) Address of site Land 40m W of 8 Langley Place, Perth PH2 7XB Comments on the proposal The subject site is located to the north-east of the Category B listed Gean Cottage including the former wash house and boundary wall. Part of the listed boundary wall runs along the western boundary of the subject site. There are no concerns that the proposed (in principle) dwelling house will have any harmful impacts on the setting of Gean Cottage. However, any future details for the design and construction of the dwelling will require attention to the existing boundary wall to ensure its protection. Date comments returned 11/12/2024
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Comments to the Development Management & Building Standards Service Manager on a Planning Application Planning Application ref. 24/01732/IPL Comments provided by Lucy Alston Service/Section Place Strategies Contact Details Development Contributions Officer: Lucy Alston Email: DevelopmentContributions@pkc.gov.uk Description of Proposal Erection of dwellinghouse (in principle) Address of site Land 40 Metres West Of 8 Langley Place Perth PH2 7XB Comments on the proposal 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 Kinnoull Primary School. Transport Infrastructure With reference to the above planning application the Council Transport Infrastructure Developer Contributions Supplementary Guidance requires a financial contribution towards the cost of delivering the transport infrastructure improvements which are required for the release of all development sites in and around Perth. The application falls within the identified Transport Infrastructure Supplementary Guidance boundary and a condition to reflect this should be attached to any planning application granted. Recommended planning condition(s) Primary Education CO01 The development shall be in accordance with the requirements of Perth & Kinross Council’s Developer Contributions and Affordable Housing Supplementary Guidance 2023 in line with Policy 5: Infrastructure Contributions of the Perth & Kinross Local Development Plan 2 (2019) with particular regard to primary education infrastructure, or such subsequent Guidance and Policy which may replace these. RCO00 Reason – To ensure the development is in accordance with the terms of the Perth and Kinross Local Development Plan 2 (2019) and to comply with the Council’s policy on Developer Contributions and Affordable Housing Supplementary Guidance 2023.
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Transport Infrastructure CO00 The development shall be in accordance with the requirements of Perth & Kinross Council’s Developer Contributions and Affordable Housing Supplementary Guidance 2023 in line with Policy 5: Infrastructure Contributions of the Perth & Kinross Local Development Plan 2 (2019) with particular regard to transport infrastructure, or such subsequent Guidance and Policy which may replace these. RCO00 Reason – To ensure the development is in accordance with the terms of the Perth and Kinross Local Development Plan 2 (2019) and to comply with the Council’s policy on Developer Contributions and Affordable Housing Supplementary Guidance 2023. Recommended informative(s) for applicant N/A Date comments returned 11 December 2024
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Re: Planning Application Ref: 24/01732/IPL – further comment Dr Matthew F.B. Dale & Mrs Maria Dale object to the planning proposal – further comments Further comments re the proposed development on a number of grounds. 1. This area is defined as “Open Space” and that definition/designation is in place within the local development plan. 2. This area is agricultural and undeveloped land, with the greenspace acting as a natural habitat for vegetation and wildlife and a range of biodiversity in its widest sense – much with protected status. 3. It clearly acts as a green corridor linking the lower spaces to the woods on Kinnoull hill. 4. The area is also important to residents on a visual amenity. 5. Its biosphere acts as a resource for natural pollinators including bumblebee populations. 6. Its function as an open space will be all the more important as the housing on the Murray Royal site progresses. These comments are submitted on behalf of Dr Matthew Dale & Mrs Maria Dale Thank you. Best regards, Maria Dale & M. Finlay B Dale Dr M F B Dale & Mrs Dale.
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SPR Planning Local Review Body From: James Laing Sent: 24 February 2025 14:03 To: SPR Planning Local Review Body Subject: Re: LRB-2025-05 Objection 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 Lisa, I stand by my previous correspondence and all the points I made. This development plan is completely contrary to Policies 1 and 14A of the adopted local development plan. Additionally as per the Planning Officer's conclusions it is contrary to Policy 60 of the local development plan and there are safety issues for vehicles and pedestrians as highlighted by the Council's Transport Section consultation response. Your sincerely James Laing