(c) Representations (Pages 365-384)
Perth and Kinross Council · 15 April 2024
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4(ii)(c) LRB-2024-05 LRB-2024-05 - 23/01192/IPL - Erection of a dwellinghouse (in principle), land 20 metres east of Easter Drumatherty Cottage, Spittalfield, Perth REPRESENTATIONS
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M e m o r To Development Quality Manager Your ref 23/01192/IPL Date 3 August 2023 The Environment Service a n d u m From Regulatory Service Manager Our ref MA Tel No 01738 476476 Pullar House, 35 Kinnoull Street, Perth PH1 5GD Consultation on an Application for Planning Permission Erection of a dwellinghouse (in principle) Site Land 20 Metres East Of Easter Drumatherty Cottage Spittalfield Perth PH1 4LE I refer to your letter dated 31July 2023 in connection with the above application and have the following comments to make. Water (assessment date – 3/8/2023) Recommendation I have no objections to the application but recommend the undernoted informatives be included in any given consent. Comments The development is for a house in a rural area with private water supplies known to serve properties in the vicinity. To maintain water quality and supply in the interests of residential amenity and ensure the private water supply or septic drainage systems of neighbours of the development remain accessible for future maintenance please note the following informatives. No public objections relating to the water supply were noted at the date above. 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.
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Comments to the Development Quality Manager on a Planning Application Planning Application ref. 23/01192/IPL Comments provided by Jody Blake Service/Section Conservation Contact Details Description of Proposal Erection of a dwellinghouse (in principle) Address of site Land 20 Metres East Of Easter Drumatherty Cottage Spittalfield Perth PH1 4LE Comments on the proposal Easter Drumatherty Farm is a category C listed farmhouse dating to approximately 1830. The substantial red sandstone farmhouse is particularly prominent in the existing open, flat farmland setting. The west gable is a significant landscape feature on the approach from the west, along a straight section of the Old Military Road (A984). Historic mapping shows a steading range to the north- east of the farmhouse, but it has remained undeveloped to the east or west, maintaining a clear visual and historic relationship to the wider agricultural landscape. The proposal is for the creation of one lot to the east of Eastern Drumatherty cottage (not the listed building). The proposed dwelling footprint would be setback approximately 11m from the front boundary line. This setback will retain views along Old Military Road across the fields to the listed building. The retention of the oak trees and implantation of landscaping is welcomed to lessen the visual impact of the proposed dwelling. There are no objections on heritage grounds to the current proposal. Recommended planning condition(s) None Recommended informative(s) for applicant None Date comments returned 10/08/2023
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M e m o r To Development Management & Building Standards Service Manager Your ref 23/01192/IPL Date 17/08/2023 Communities a n d u m From Regulatory Services Manager Our ref CHF Pullar House, 35 Kinnoull Street, Perth, PH1 5GD Consultation on an Application for Planning Permission 23/01192/IPL RE: Erection of a dwellinghouse (in principle) at Land 20 Metres East Of Easter Drumatherty Cottage Spittalfield Perth PH1 4LE for Robert Reid And Son I refer to your letter dated 31 July 2023 in connection with the above application and have the following comments to make. Contaminated Land Comments A search of the historical mapping has not identified any potential sources of contamination likely to impact upon the proposed development site and there is no further information held by the Authority to indicate that the application area has been affected by contamination. However, it shall be the responsibility of the applicant to satisfy themselves that the ground conditions are suitable for the development for which planning consent has been granted. Recommendation A search of the historic records did not raise any concerns regarding ground contamination and therefore I have no adverse comments to make on the application.
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Comments to the Development Quality Manager on a Planning Application Planning Application ref. 23/01192/IPL Comments provided by Lucy Sumner Service/Section Strategy & Policy Contact Details Development Contributions Officer: Lucy Sumner Description of Proposal Erection of a dwellinghouse (in principle) Address of site Land 20 Metres East Of Easter Drumatherty Cottage Spittalfield Perth PH1 4LE 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 Glendelvine Primary School. 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 2020 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 2020. Recommended informative(s) for applicant N/A Date comments returned 22 August 2023
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Comments to the Development Quality Manager on a Planning Application Planning Application ref. 23/01192/IPL Comments provided by Andrew Smith Service/Section HE/Flooding Contact Details Description of Proposal Erection of a dwellinghouse (in principle) Address of site Land 20 Metres East Of Easter Drumatherty Cottage, Spittalfield, Perth, PH1 4LE Comments on the proposal Objection – further flood risk info required. Site Flood Risk Assessment (FRA) to evaluate, in particular, future flood risk, the close vicinity to the River Tay catchment and historic flooding in the area. From a review of the SEPA 1 in 200 year flood extent map and site/access topography, flood risk should be negligible. SEPA future flood maps 2080 indicate that the site floods. For further details regarding SEPA flood maps, please refer to Flood Risk Management Maps (sepa.org.uk). Recommended planning condition(s) PP01 Further to Condition 1 above, a Flood Risk Assessment (FRA) shall be submitted as part of the specified matters requiring to be the subject of a further formal planning application for the approval of the Council as Planning Authority. The FRA shall consider flood risk from all sources and shall be developed in accordance with the relevant technical guidance published by the Scottish Environment Protection Agency (eg Technical Flood Risk Guidance for Stakeholders) and the Council’s Flood Risk and Flood Risk Assessment Developer Guidance. PP02 Further to Condition 1 above, a Drainage Impact Assessment (DIA) shall be submitted as part of the specified matters requiring to be the subject of a further formal planning application for the approval of the Council as Planning Authority. The DIA shall be developed in accordance with the Council’s Flood Risk and Flood Risk Assessment Developer Guidance. DR00 Development shall not commence on site until a detailed sustainable urban drainage system (SUDS) has been submitted for the written agreement of the Council as Planning Authority, in consultation with SEPA where necessary. The scheme shall be developed in accordance with the technical guidance contained in The SUDS Manual (C753) and the Council’s Flood Risk and Flood Risk Assessments Developer Guidance, and shall incorporate source control. All works shall be carried out in accordance with the agreed scheme and be operational prior to the bringing into use of the development. DR01 Storm water drainage from all paved surfaces, including the access, shall be disposed of by means of suitable a Sustainable Urban Drainage System to meet the requirements of best management practices. 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. Date comments returned 05/09/2023
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Comments to the Development Quality Manager on a Planning Application Planning Application ref. 23/01192/IPL Comments provided by Lachlan MacLean Project Officer – Transport Planning Service/Section Transport Planning Contact Details TransportPlanning@pkc.gov.uk Description of Proposal Erection of a dwellinghouse (in principle) Address of site Land 20 Metres East Of , Easter Drumatherty Cottage , Spittalfield , Perth , PH1 4LE Comments on the proposal The applicant is proposing to erect a dwellinghouse to the east of Easter Drumatherty Cottage. The proposed vehicle access will be onto the A984 public road network. With the applicant proposing to enter and exit onto the A984, turning facilities shall be provided within the site and an appropriate visibility splay. Concerns have been raised by roads colleagues about the provision of the splay with the hedging along the A984, as a result it is requested that the applicant demonstrates that a visibility splay of 2.4metres back from the edge of the public road network with a splay length of 215 metres to the left and right can be provided. The applicant has provided further details to show a splay could be provided with works, a condition is recommended. The labour justification report highlights that there is a need for the property as there is a risk of people entering the farm unannounced and wandering off the route of the core path, but this property is nowhere near a core path, so it is unclear how this can be achieved. The applicant also advises that the property is a need to overlook the vehicle access for the purposes of security, but it is unclear how this can be achieved at a distance of over 375 metres from the vehicle access. Notwithstanding the above, the applicant should consider the following when submitting a detailed planning application: The number of car parking spaces being provided for the dwellinghouse should be in accordance with The National Roads Development Guide. Should a garage be proposed for parking, the size of space within the garage must be a minimum of 7.0m x 3.0m (internal dimensions), as set out in the standards defined in The National Roads Development Guide. Turning facilities shall be provided within the site to enable vehicles to enter and leave in a forward-facing gear. The gradient of the access shall not exceed 3% for the first five metres measured back from the edge of the carriageway and the access shall be constructed so that no surface water is discharged to the public road. A level survey will help understand the gradients in this
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location. Insofar as the Roads matters are concerned, I have no objections to this proposal on the following conditions. Recommended planning condition(s) The development shall not commence until the following specified matters have been the subject of a formal planning application for the approval of the Council as Planning Authority: the siting, design and external appearance of the development, the hard and soft landscaping of the site, all means of enclosure, means of access to the site, vehicle parking and turning facilities, levels, drainage and waste management provision. Reason - This is a Planning Permission in Principle under Section 59 of the Town and Country Planning (Scotland) Act 1997 as amended by Section 21 of the Planning etc. (Scotland) Act 2006. As part of the first application for the Approval of Matters Specified by Condition (AMSC) or detailed application a detailed design showing the full visibility splays of 215 metres along the channel line shall be provided to the left and right of the access, at a set-back of 2.4 metres to the standard and specification required by the Council as Roads Authority to the satisfaction of the Planning Authority. The visibility splays shall be physically formed on the ground and any existing fences, walls, hedges or other means of enclosure or obstructions within the splays shall be removed and relocated outwith the splays. Once formed, the visibility splays shall be permanently retained thereafter, and no visual obstruction of any kind shall be permitted within the visibility splays so formed. The visibility splays, as approved in writing, shall be implemented in accordance with the approved details to the satisfaction of the Council as Planning Authority and undertaken prior to the commencement of construction associated with the AMSC or detailed application. Reason - In the interests of road safety; to ensure an acceptable standard of construction within the public road boundary. Recommended informative(s) for applicant Date comments returned 13 October 2023
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