(b) Planning Decision Notice, Report of Handling and Reference Documents (Pages 31-42)
Perth and Kinross Council · 2 March 2026
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4(i)(b) LRB-2025-24 LRB-2025-24 25/01024/FLL - Change of use of flat to short-term let accommodation unit, 6a Priory Place, Perth, PH2 0DT Planning Decision Notice Report of Handling Reference Documents (included in applicant’s submission, pages 18-30)
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REPORT OF HANDLING DELEGATED REPORT Ref No 25/01024/FLL Ward No P10- Perth City South Due Determination Date 6th September 2025 Extended to 16th September 2025 Draft Report Date 10th September 2025 Report Issued by Adam Cairns Date 11th September 2025 PROPOSAL: Change of use of flat to short-term let accommodation unit LOCATION: 6A Priory Place Perth PH2 0DT 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 is for a change of use of a residential flat (6A Priory Place, Perth) to a short term-let accommodation unit. The property is a 2-bedroom ground-floor flat located within a ‘four-in-a-block’ in the residential neighbourhood of Craigie. The property is accessed through its own private entrance door and has an enclosed garden. Access to the upper flat is along a shared path at the side of the building which leads to the door entrance and garden area for the upper flat. The ground floor flat can additionally be accessed along this shared path through a gate into the enclosed garden area. One off-street parking space is provided to the front of the property. SITE HISTORY No relevant site history. PRE-APPLICATION CONSULTATION Pre application Reference: No formal pre-application consultation was undertaken. 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
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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 13: Sustainable Transport Policy 14: Design, Quality and Place Policy 23: Health and Safety Policy 30: Tourism Perth and Kinross Local Development Plan 2 – Adopted November 2019 The Local Development Plan 2 (LDP2) is the most recent statement of Council policy and is augmented by Supplementary Guidance. The principal policies are: Policy 1A: Placemaking Policy 1B: Placemaking Policy 17: Residential Areas Policy 56: Noise Pollution Policy 60B: Transport Standards and Accessibility Requirements: New Development Proposals Statutory Supplementary Guidance Supplementary Guidance - Placemaking (adopted in 2020) OTHER MATERIAL CONSIDERATIONS Non-Statutory Guidance Change of Use of Residential Property to Short-term Let 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.
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Planning Advice Notes The following Scottish Government Planning Advice Notes (PANs) and Guidance Documents are of relevance to the proposal: PAN 75 Planning for Transport 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. Local Place Plans Local Place Plans are community-led plans setting out proposals for the development and use of land and set out a community’s aspirations for its future development. The application site lies within ‘Name of’ Local Place Plan. There are no Local Place Plans currently adopted for the area. CONSULTATION RESPONSES Environmental Health (Noise Odour): No objection. Informative applied relating to STL licence requirements. REPRESENTATIONS Four letters of objection were received. The main issues raised in the responses include: Impact on residential amenity: use of shared access, noise disturbance, security/safety risks, potential waste management issues. Loss of residential accommodation in predominantly residential area. Out of character with area. However matters raised which are not material include: Intended future usage of enclosed garden area. Cars blocking shared access. Some of the representations allege that the property is already operating as a short term let prior to this application being determined and is operating without a STL licence. Please note that a licence (25/00354/LIC) was granted on 8th September
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2025. In terms of the alleged use of the property as a STL prior to determination of this planning application, Planning Enforcement have confirmed that it would not be expedient to take enforcement action until the application is determined. Additional Statements Received: Screening Opinion Not Required Environmental Impact Assessment (EIA): Environmental Report Not Required/Not applicable Appropriate Assessment under 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. 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. Principle NPF4 Policy 30 (e) (Tourism) states that development proposals for the reuse of existing buildings for short term holiday letting will not be supported where the proposal will result in: i. an unacceptable impact on local amenity or the character of a neighbourhood or area; or ii. the loss of residential accommodation where such loss is not outweighed by demonstrable local economic benefits. In respect of criterion NPF4 Policy 30 (i) above, the short term let use and movement through the turnover of guests will have a detrimental effect on existing residents and an associated adverse impact on the safety and perceived safety of those residents. These safety issues would be exacerbated by the intensification of the proposed short term let use. The flatted development is private residential in nature, and the introduction of short term let use could erode that residential character and amenity on a cumulative basis. The short term let use is incompatible with the residential block of four flats and the established residential nature of the immediate surroundings. Whilst it is acknowledged that Craigie Neighbourhood Centre is in close proximity, this section of Priory Place is predominantly residential in character.
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In respect of criterion (ii) of NPF4 Policy 30(e), the proposal has resulted in the loss of a 2-bedroom flat to short term let accommodation in an established residential area close to the city centre. The contribution to the local economy from one property in use as a short term let would be limited. The loss of a 2-bedroom residential flat is not outweighed by demonstrable local economic benefits and therefore does not satisfy NPF4 Policy 30(e) ii). The proposal does not comply with NPF4 Policy 30 (e) and as such the principle of the proposal is not acceptable. Residential Amenity NPF4 Policy 14 (Design, Quality and Place) and LDP2 Policy 1A (Placemaking) and Policy 17 (Residential Areas) support proposals which are compatible with the amenity and character of the surrounding area. The ground floor flat is one of four flats in a 2-storey block. As the development is for a holiday accommodation unit, there is the potential for noise from the users of the property to affect neighbouring residential properties, however due to the introduction of Civic Government (Scotland) Act 1982 (Licensing of Short-term Lets) Order 2022, this will be required to be licensed and should noise issues arise, in addition to mandatory conditions, noise conditions may form part of the licence. A maximum of 4 guests can stay at the property at any one time, with stay durations ranging between 3 to 28 days. Guests can book the property through Airbnb and Booking.com, with screening of potential guests, minimum age requirements and damage deposits a requirement of the reservation process. The use of the property as a short-term let is incompatible with the private residential character of the flatted block and the surrounding residential area. The intensification of use and movements would adversely impact the amenity of neighbouring residents and would alter the private residential character. Any measures put in place to manage and control bookings would not guarantee to stop or prevent anti-social or noisy behaviour occurring or from impacting adversely on the amenity of neighbouring residents. These matters could not easily be controlled by planning conditions. As such, the proposal does not comply with the NPF4 Policy 14 and LDP2 Policies 1A & Policy 17. Roads and Access One off-street parking space is provided within the front curtilage of the property. There are no parking concerns in this location and there is access to public transport options, with a number of bus stops and Perth train station in close proximity. Drainage and Flooding There is no drainage or flooding implications associated with the proposal.
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Developer Contributions The Developer Contributions Guidance is not applicable to this application and therefore no contributions are required in this instance. Other Material Considerations Non-Statutory Planning Guidance- Change of Use of Residential Property to Short-term Let Planning Guidance short-term lets (STLs) has recently been produced due to concerns expressed over the impact of STLs on services, local business staffing and expansion, as well as housing affordability. The Guidance was formally adopted by the Council on 1 November 2023. The guidance acknowledges that while short-term lets can bring economic benefits to the host and local areas, this must be balanced against the impact the loss of that residential property has on the availability of housing for local people, and in particular access to affordable housing. The Council wishes to support a sustainable visitor economy and therefore recognises the importance of addressing the short- term let issue whilst also encouraging the development of appropriately located hotels, guest houses and bespoke self-catering units that do not erode local housing availability. The guidance outlines matters to be considered in the assessment of a planning application including whether the property is within a predominantly residential area and there could be adverse impact on amenity for existing residents, particularly in blocks with shared / communal entry. It also states proposals must also comply with all relevant LDP2 policies, in particular Policy 1 Placemaking: Development must contribute positively to the quality of the surrounding built and natural environment. As highlighted above, the proposed use is incompatible with the residential character of Craigie. The short term let use and the movement of guests could erode residential amenity on a cumulative basis. The proposal therefore does not comply with relevant NPF4 and LDP2 policies as set out above. Economic Impact The economic impact of the proposal is likely to be 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.
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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. Conditions and Reasons 1. The proposed change of use is contrary to NPF4 Policy 30 e) i) (Tourism) as the proposal will result in an unacceptable impact on local amenity and character of the area. The proposal will result in the loss of a 2-bedroom flat to short term let accommodation in an established residential area close to the city centre. The contribution to the local economy from one property in use as a short term let would be limited. The loss of a 2-bedroom residential flat is not outweighed by demonstrable local economic benefits. The proposal therefore does not comply with NPF4 Policy 30 (e) ii). 2. The proposal is contrary to NPF4 Policy 14 (c) (Design, Quality and Place) and LDP2 Policy 1A (Placemaking) and Policy 17 (Residential Areas) and the Council's non-statutory Planning Guidance on Short Term Lets as the short- term let accommodation would adversely impact on the amenity of residents and the short-term let use is not compatible with the amenity and character of the established surrounding residential area. Justification The proposal is not in accordance with the Development Plan and there are no material reasons which justify departing from the Development Plan. Informatives 1. The applicant is advised that if the property is being used as a short-term let accommodation unit that this should cease immediately to avoid formal enforcement action being considered. Procedural Notes Not Applicable. PLANS AND DOCUMENTS RELATING TO THIS DECISION 01 02 03 04
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