(b) Planning Decision Notice, Report of Handling and Reference Documents (Pages 21-46)
Perth and Kinross Council · 22 September 2025
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4(i)(b) LRB-2025-11 LRB-2025-11 24/01943/FLL – Extension to dwellinghouse, 2 Candy Farm Cottage, Glenfarg, PH2 9QL Planning Decision Notice Report of Handling Reference Documents
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Report Of Handling Delegated Report Ref No 24/01943/FLL Ward No P8- Kinross-shire Due Determination Date 21st March 2025 Draft Report Date 12th March 2025 Report Issued by David Rennie Date 12th March 2025 Proposal: Extension to dwellinghouse Location: 2 Candy Farm Cottage Glenfarg Perth PH2 9QL 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 The application property is a traditional single storey semi-detached dwellinghouse situated in a rural area to the west of Glenfarg. Full planning permission is sought to erect a single storey extension on the northeast (side) and northwest (rear) elevations of the house. Site History 00/00193/FUL Alterations and extension to farm cottage 14 December 2000 Application Refused 23/01838/FLL Replacement extension to dwellinghouse and formation of balcony 23 January 2024 Application Refused 24/00441/FLL Replacement extension to dwellinghouse and formation of balcony 17 May 2024 Application Refused Pre-Application Consultation Pre-application Reference: 24/00023/PREAPH This pre-application enquiry sought general advice on what may be an acceptable extension to the existing house; specific details of the design or siting of a proposed extension were not provided. The following advice was given to the applicant: The scale of the extension should be subordinate to the existing house and the floor area of the resulting house should not be more than double the floor area of the existing house.
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The design of any extension needs to respect the character of the existing house. As this house is semi-detached, any extension also needs to respect the character of the pair of houses and, ideally, the extension should not unbalance the pair of houses particularly when viewed from the southeast (front). As such, an extension to the rear appears to be the most appropriate location for any extension to this house. However, a modest side extension that is set well back from the front elevation of the house may also be acceptable. A second pre-application enquiry that includes drawings of any proposed extension should be considered prior to the submission of a future planning application. As the house has a slate roof and is adjacent to woodland, a bat survey should be undertaken by an ecologist and the ecologist’s report submitted as part of a future planning application. Unfortunately, it appears that the above advice has not been taken into consideration prior to the submission of the current planning application. In the response to the pre-application enquiry, the applicant was also advised that there appears to be scope to add a subordinate extension to the existing house. Following the case officer’s site visit as part of the assessment of the current planning application, this advice remains valid. Development Plan The Development Plan for the area comprises National Planning Framework 4 (NPF4) and the Perth and Kinross Local Development Plan 2 (2019) (LDP2). National Planning Framework 4 The National Planning Framework 4 (NPF4) is the Scottish Government’s long-term spatial strategy with a comprehensive set of national planning policies. This strategy sets out how to improve people’s lives by making sustainable, liveable and productive spaces. NPF4 was adopted on 13 February 2023. NPF4 has an increased status over previous NPFs and comprises part of the statutory development plan. The Council’s assessment of this application has considered the following policies of NPF4: Policy 4: Natural Places Policy 16: Quality Homes
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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 39: Landscape Policy 41: Biodiversity Statutory Supplementary Guidance Supplementary Guidance - Placemaking (adopted in 2020) Non-Statutory Guidance Planning Guidance - Planning & Biodiversity National Guidance The Scottish Government expresses its planning policies through The National Planning Framework, Planning Advice Notes, Creating Places, Designing Streets, National Roads Development Guide and a series of Circulars. Planning Advice Notes The following Scottish Government Planning Advice Notes (PANs) and Guidance Documents are of relevance to the proposal: PAN 40 Development Management 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 Environmental Health (Noise Odour) The stoves are likely to be domestic sized and therefore I have no adverse comments to make with regards to air quality. I note from the submitted plans that one stove will exit via a chimney and the other via a flue. Both will terminate above roof ridge height, which will aid in dispersion of
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emissions. I would advise that smoke/odour could be further minimised through the use of fuel recommended by the stove manufacturer. In light of the above, the residential amenity at neighbouring dwellinghouses should not be adversely affected by smoke/odour. I would therefore have no objections to this development provided that an informative relating to the stoves is attached to the consent. Scottish Water Scottish Water has no objection to this planning application; however, the applicant should be aware that this does not confirm that the proposed development can currently be serviced and would advise the following: For all extensions that increase the hard-standing area within the property boundary, you must look to limit an increase to your existing discharge rate and volume. Where possible we recommend that you consider alternative rainwater options. All reasonable attempts should be made to limit the flow. No new connections will be permitted to the public infrastructure. The additional surface water will discharge to the existing private pipework within the site boundary. Representations Number of representations received: 0 Additional Statements Received Screening Opinion EIA Not Required Environmental Impact Assessment (EIA): Environmental Report Not applicable Appropriate Assessment under Habitats Regulations Habitats Regulations AA Not Required Design Statement or Design and Access Statement Not Required Report on Impact or Potential Impact eg Flood Risk Assessment Not Required Appraisal Sections 25 and 37 (2) of the Town and Country Planning (Scotland) Act 1997 require that planning decisions be made in accordance with the development plan unless material considerations indicate otherwise. The Development Plan comprises NPF4 and the Perth and Kinross Local Development Plan 2019. The relevant policy considerations are outlined in the policy section above and are considered in more detail below. In terms of other material considerations, involving considerations of the Council’s other approved policies and supplementary guidance, these are discussed below only where relevant.
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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 Extensions to existing domestic dwellinghouses are generally considered to be supportable in principle. Nevertheless, consideration must be given to the specific details of the proposed development, within the context of the application site, and whether it would have an adverse impact on visual or residential amenity or the character and appearance of the place. Assessment of the proposal against the relevant policies is provided below. Design and Visual Amenity The existing house is one of a pair of single storey semi-detached cottages that retain much of their traditional character, particularly when viewed from the southeast (front). The existing house has white rendered walls and slated hipped roofs. The proposed single storey extension would change the house from a modest one- bedroom house to a four-bedroom house, with many of the proposed rooms being generously proportioned. The floor area of the existing house is 76m2 while the proposed extension would have a floor area of 93m2. As it would be more than double the floor area of the existing house, the proposed extension would not be a subordinate extension to the existing house. Whilst a two-storey extension to the house would not be appropriate, providing generous living accommodation on one level further highlights the size of the footprint of the proposed extension. The existing house gains much of its traditional character and understated appearance from its slated hipped roof. However, the proposed extension is to have a concrete tiled roof with a projecting gable on the southeast (front) elevation and two projecting gables (with a section of flat roof between) on the northwest (rear) elevation. The design and materials fail to respect the character of the existing house, while the gables exacerbate the visual dominance of the proposed extension. As a result of the proposed extension, the width of the front of the house would be doubled. Along with the projecting gable, the width would make the extension a dominant feature that would be detrimental to the character of the existing house. The proposed width would also significantly unbalance the southeast elevation of the pair of houses. Unlike the traditionally proportioned existing windows, the projecting gable on the southeast (front) elevation would have floor to roof glazing. Although most of the extension would be rendered to match the existing, stone cladding is proposed for the front of the projecting gable. The glazing and cladding further increase the prominence of the gable, to the detriment of the character of the house and the pair of houses. The proposed extension includes a chimney on its northeast elevation. Whilst this would be generally be a welcomed traditional feature, it is unfortunate that the chimney would be taller than the chimney on the southwest elevation as this further highlights the juxtaposition between the existing houses and the proposed extension.
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Given the impacts on the existing house and the impacts on the semi-detached pair of houses, the proposal is contrary to Policy 16(g)(i): Quality Homes of National Planning Framework 4, contrary to Policies 1A and 1B(c): Placemaking of the Perth and Kinross Local Development Plan 2, and contrary to the Perth & Kinross Placemaking Supplementary Guidance 2020. Landscape As the proposal involves a single storey extension to an existing dwellinghouse, there are no concerns about impacts on the landscape of the area. As such, the proposal is in accordance with Policy 4(d) of NPF4 and Policy 39 of LDP2. Residential Amenity Given the floor area of the proposal in relation to the area of the application site, the proposal will not result in overdevelopment of the application property and, as such, will not have an adverse effect on the residential amenity of the application property. Given its scale, siting and design, the proposal will not result in undue overshadowing or overlooking of the neighbouring residential property. As such, the proposal is in accordance with Policy 16(g)(ii) of NPF4. Natural Heritage and Biodiversity The proposal involves works to an existing slate roof. As explained in the Bat Survey Guidance, the proximity to woodland triggers the requirement for a bat survey to be undertaken by a suitably experienced and qualified ecologist to determine the actual or potential presence of bats. Despite it being highlighted in the response to the pre-application enquiry, a bat survey has not been submitted as part of the application. As such, it has not been demonstrated that there are no bats present and that bats will not be affected by the proposal. As any impacts on bats cannot be fully considered, the proposal is contrary to Policy 4(f): Natural Places (Protected Species) of National Planning Framework 4 and contrary to Policy 41: Biodiversity of the Perth and Kinross Local Development Plan 2. As there were other reasons for refusing the application and in the interests of avoiding unnecessary additional costs to the applicant, the applicant’s agent was not reminded about the need undertake a bat survey. Roads and Access The proposal will result in an increase in the number of bedrooms at the property. The parking available at the property in relation to the total proposed number of bedrooms meets the standards set in the National Roads Development Guide 2014. Developer Contributions The Developer Contributions Guidance is not applicable to this application and therefore no contributions are required in this instance.
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Economic Impact The economic impact of the proposal is likely to have been minimal and limited to the construction phase of the development. 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 for Refusal 1. The proposal, by virtue of its footprint, the width of its southeast elevation, its design and its finishing materials, would have a detrimental impact on the modest scale, traditional character and environmental quality of the application property. Approval would therefore be contrary to Policy 16(g)(i): Quality Homes of National Planning Framework 4, contrary to Policy 1A: Placemaking of the Perth and Kinross Local Development Plan 2, and contrary to the Perth & Kinross Placemaking Supplementary Guidance 2020. 2. The proposal, by virtue of the width of its southeast elevation, its design and its finishing materials, would have a detrimental impact on the traditional character and environmental quality of the semi-detached pair of dwellinghouses. Approval would therefore be contrary to Policy 16(g)(i): Quality Homes of National Planning Framework 4, contrary to Policy 1B(c): Placemaking of the Perth and Kinross Local Development Plan 2, and contrary to the Perth & Kinross Placemaking Supplementary Guidance 2020. 3. The application, due to the lack of a bat survey, fails to demonstrate that bats will not be affected by the proposal. Approval would therefore be contrary to Policy 4(f): Natural Places (Protected Species) of National Planning Framework 4 and contrary to Policy 41: Biodiversity of the Perth and Kinross Local Development Plan 2.
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Justification The proposal is not in accordance with the Development Plan and there are no material reasons which justify departing from the Development Plan. Informatives 1 There are no relevant informatives. Procedural Notes Not Applicable. PLANS AND DOCUMENTS RELATING TO THIS DECISION 01 02 03 04 05 06 07 08 09
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