Democracy Spraffa

Item 4(v) LRB-2023-19

Perth and Kinross Council · 3 July 2023
Back to Local Review Body — 3 July 2023 and its agenda

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Page 1

4(v)
LRB-2023-19
INDEX
(a) Papers submitted by the Applicant (Pages 635-652)
(b) Decision Notice (Pages 655-656)
Report of Handling (Pages 657-662)
Reference Documents (Pages 663-668)
(c) Representations (Pages 669-674)
LRB-2023-19 – 22/01972/FLL – Alterations and extension to
dwellinghouse and installation of flue, 45 Tay Avenue,
Comrie, Crieff, PH6 2PF
633

Page 2

634

Page 3

4(v)(a) 
LRB-2023-19 
LRB-2023-19 – 22/01972/FLL – Alterations and extension to
dwellinghouse and installation of flue, 45 Tay Avenue,
Comrie, Crieff, PH6 2PF 
PAPERS SUBMITTED
BY THE
APPLICANT  
635

Page 4

636

Page 5

Notice of Review
Page 1 of 4
NOTICE OF REVIEW
UNDER SECTION 43A(8) OF THE TOWN AND COUNTRY PLANNING (SCOTLAND) ACT 1997 (AS AMENDED)IN
RESPECT OF DECISIONS ON  LOCAL DEVELOPMENTS
THE TOWN AND COUNTRY PLANNING (SCHEMES OF DELEGATION AND LOCAL REVIEW PROCEDURE)
(SCOTLAND) REGULATIONS 2013
THE TOWN AND COUNTRY PLANNING (APPEALS) (SCOTLAND) REGULATIONS 2008
IMPORTANT: Please read and follow the guidance notes provided when completing this form.
Failure to supply all the relevant information could invalidate your notice of review.
Use BLOCK CAPITALS if completing in manuscript
Applicant(s)
Name
Address
Postcode
Contact Telephone 1
Contact Telephone 2 
Fax No
E-mail* 
Agent (if any)
Name
Address
Postcode
Contact Telephone 1
Contact Telephone 2
Fax No
E-mail* 
Mark this box to confirm all contact should be
through this representative:
* Do you agree to correspondence regarding your review being sent by e-mail?
Yes No
Planning authority
Planning authority’s application reference number
Site address
Description of proposed
development
Date of application  Date of decision (if any)
Note. This notice must be served on the planning authority within three months of the date of the decision
notice or from the date of expiry of the period allowed for determining the application.
Neil Dawson
45,Tay Avenue, Comrie
PH6 2PF
Hannay McLaren Architects Ltd
No2, The Old Bakery,
Commercial Lane,
Comrie
PH6 2DW
john@hannaymclaren.co.uk
x
x
Perth and Kinross Council
22/01972/FLL
45 Tay Avenue, Comrie
Alterations and extension to dwellinghouse and installation of flue, 45 Tay Ave,
Comrie, Crieff PH6 2PF
13/12/2022 8/02/2023
637

Page 6

Notice of Review
Page 2 of 4
Nature of application
1. Application for planning permission (including householder application)
2. Application for planning permission in principle
3. Further application (including development that has not yet commenced and where a time limit
has been imposed; renewal of planning permission; and/or modification, variation or removal of
a planning condition) 
4. Application for approval of matters specified in conditions
Reasons for seeking review
1.  Refusal of application by appointed officer
2.  Failure by appointed officer to determine the application within the period allowed for
determination of the application 
3.  Conditions imposed on consent by appointed officer
Review procedure
The Local Review Body will decide on the procedure to be used to determine your review and may at any
time during the review process require that further information or representations be made to enable them
to determine the review.  Further information may be required by one or a combination of procedures,
such as: written submissions; the holding of one or more hearing sessions and/or inspecting the land
which is the subject of the review case.  
Please indicate what procedure (or combination of procedures) you think is most appropriate for the
handling of your review. You may tick more than one box if you wish the review to be conducted by a
combination of procedures.
1. Further written submissions
2. One or more hearing sessions
3. Site inspection
4 Assessment of review documents only, with no further procedure
If you have marked box 1 or 2, please explain here which of the matters (as set out in your statement
below) you believe ought to be subject of that procedure, and why you consider further submissions or a
hearing are necessary:
Site inspection
In the event that the Local Review Body decides to inspect the review site, in your opinion:
1. Can the site be viewed entirely from public land?
Yes No
2 Is it possible for the site to be accessed safely, and without barriers to entry?
If there are reasons why you think the Local Review Body would be unable to undertake an
unaccompanied site inspection, please explain here:
x
x
x
x
x
x
638

Page 7

Notice of Review
Page 3 of 4
Statement
You must state, in full, why you are seeking a review on your application.  Your statement must set out all
matters you consider require to be taken into account in determining your review.  Note: you may not
have a further opportunity to add to your statement of review at a later date.  It is therefore essential that
you submit with your notice of review, all necessary information and evidence that you rely on and wish
the Local Review Body to consider as part of your review.  
If the Local Review Body issues a notice requesting further information from any other person or body,
you will have a period of 14 days in which to comment on any additional matter which has been raised by
that person or body.
State here the reasons for your notice of review and all matters you wish to raise.  If necessary, this can
be continued or provided in full in a separate document.  You may also submit additional documentation
with this form.
Have you raised any matters which were not before the appointed officer at the time the
determination on your application was made? 
Yes No
If yes, you should explain in the box below, why you are raising new material, why it was not raised with
the appointed officer before your application was determined and why you consider it should now be
considered in your review.
See enclosed documents.
x
Additional information in response to officer's comments in report. Comments were not known until refusal was
granted.
639

Page 8

Notice of Review
Page 4 of 4
List of documents and evidence
Please provide a list of all supporting documents, materials and evidence which you wish to submit with
your notice of review and intend to rely on in support of your review.
Note. The planning authority will make a copy of the notice of review, the review documents and any
notice of the procedure of the review available for inspection at an office of the planning authority until
such time as the review is determined.  It may also be available on the planning authority website.
Checklist
Please mark the appropriate boxes to confirm you have provided all supporting documents and evidence
relevant to your review:
Full completion of all parts of this form
Statement of your reasons for requiring a review
All documents, materials and evidence which you intend to rely on (e.g. plans and drawings
or other documents) which are now the subject of this review. 
Note. Where the review relates to a further application e.g. renewal of planning permission or
modification, variation or removal of a planning condition or where it relates to an application for approval
of matters specified in conditions, it is advisable to provide the application reference number, approved
plans and decision notice from that earlier consent.
Declaration
I the applicant/agent [delete as appropriate] hereby serve notice on the planning authority to 
review the application as set out on this form and in the supporting documents.
Signed  Date
P04c at A1   Drawings as proposed as refused.
P05 at A1     Roof plans as refused.
P04d at A1   Drawings as proposed with amendments responding to officer's comments.
P05a at A1   Roof plans with amendments responding to officer's comments.
P20 at A1     Figure grounds referred to in appeal document
Appeal 45 Tay Avenue   Agent's statement in support of review.
Applicants statement in support of review.
x
x
x
28/04/23
640

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4(v)(b) 
LRB-2023-19 
LRB-2023-19 – 22/01972/FLL – Alterations and extension to
dwellinghouse and installation of flue, 45 Tay Avenue,
Comrie, Crieff, PH6 2PF 
PLANNING DECISION NOTICE 
REPORT OF HANDLING 
REFERENCE DOCUMENTS 
653

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654

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655

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656

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REPORT OF HANDLING
DELEGATED REPORT
Ref No 22/01972/FLL
Ward No P6- Strathearn
Due Determination Date 12th February 2023
Draft Report Date 7th February 2023
Report Issued by AR Date 7.2.23
PROPOSAL: Alterations and extension to dwellinghouse and
installation of flue
LOCATION: 45 Tay Avenue Comrie Crieff PH6 2PF
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
45 Tay Avenue is a detached corner-plot dwellinghouse located within a residential
cul-de-sac area of Comrie. The property benefits with direct access from Tay
Avenue. This application seeks detailed planning permission for the alterations and
erection of two extensions, one to the side (West) and front (North) of the property,
and the installation of a flue.
SITE HISTORY
No relevant planning history.
PRE-APPLICATION CONSULTATION
Pre application Reference: none.
NATIONAL POLICY AND GUIDANCE
The Scottish Government expresses its planning policies through The National
Planning Framework, the Scottish Planning Policy (SPP), Planning Advice Notes
(PAN), Creating Places, Designing Streets, National Roads Development Guide and
a series of Circulars.
National Planning Framework 4
The National Planning Framework 4 (NPF4) was approved by the Scottish
Parliament on 11 January 2023. NPF4 has an increased status over previous NPFs
and is a material consideration in the determination of this application.
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The Council’s assessment of this application has considered the policies of NPF4
and it is considered that the development proposal accords with the intentions of this
document.
DEVELOPMENT PLAN
The Development Plan for the area comprises the TAYplan Strategic Development
Plan 2016-2036 and the Perth and Kinross Local Development Plan 2 (2019).
TAYplan Strategic Development Plan 2016 – 2036 - Approved October 2017
Whilst there are no specific policies or strategies directly relevant to this proposal the
overall vision of the TAYplan should be noted.  The vision states “By 2036 the
TAYplan area will be sustainable, more attractive, competitive and vibrant without
creating an unacceptable burden on our planet. The quality of life will make it a place
of first choice where more people choose to live, work, study and visit, and where
businesses choose to invest and create jobs.”
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 
OTHER POLICIES AND GUIDANCE
Placemaking Supplementary Guidance (2020)
CONSULTATION  RESPONSES
External
Scottish Water
No concerns or objections - see informative.
Internal
Structures And Flooding
No concerns or objections.
Environmental Health (Odour)
No concerns or objections - see informative.
REPRESENTATIONS
No representations were received.
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ADDITIONAL STATEMENTS
Screening Opinion EIA Not Required
Environmental Impact Assessment (EIA):
Environmental Report
Not Required
Appropriate Assessment (Habitats Regulations) 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 for the
area comprise the approved TAYplan and the adopted LDP2.
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. NPF4 is a material consideration.
Policy Appraisal
Alterations and extensions to an existing domestic dwellinghouse are generally
considered to be acceptable in principle. Nevertheless, consideration must be given
to the scale, form, massing, design, position, proportions and external finishes of the
proposed development, within the context of the application site, and whether it
would have an adverse impact upon visual, residential or environmental amenity.
Placemaking policies 1A and 1B state that development must contribute positively to
the quality of the surrounding built and natural environment, and that it meets all
placemaking criteria. Policy 17 states that development proposals should protect
and, where possible, improve the existing residential amenity of the area and are
compatible with the character of the area.
The proposed development does not comply with the above relevant policies. In this
instance, the proposal is considered inappropriate and cannot be approved by virtue
of its siting, scale and design which does not safeguard or enhance the visual
amenity or character amenity of the area or property, as identified within the adopted
local development plan. This stance is supported by Placemaking Supplementary
Guidance (2020).
Design and Amenity
The application seeks to introduce an extension to the front (North) and side (West)
of the property, and to install a flue, attached to an internal multi-fuel stove, which
protrudes from the existing roof plane.
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Firstly, the proposed front extension would be single storey, 3.4 metres at its longest
and 5.4 metres at its widest and would accommodate an additional bedroom and
vestibule entrance. This element of the proposal would be 4.9 metres to ridge height
and 3.05 metres to eaves height. Secondly, the proposed side extension would also
be single storey, 6.25 metres in length and 4.3 metres wide which would form an
open-plan kitchen-dining-living area but would mainly consist of a new kitchen
space. This element of the proposal would also be 4.9 metres to ridge height and
3.05 metres to eaves height. Finally, the proposed flue would protrude 2.3 metres
from the roof plane to its terminal. All measurements are approximate.
The property features a relatively simple and characteristic roof form and it is
considered that the introduction of the front extension would result in over-
complicating the roof form and consequently presents a poor design. With this in
mind, and staying with this front (north) perspective, the introduction of the two
extensions would over-dominate the simple form and character of this corner-plot
property. The extensions, projecting beyond the principal elevation and the
established side building line are considered to undermine and disrespect the
property’s character in addition to presenting a negative visual impact to the
immediate and surrounding area’s ‘open’ character, primarily relating to front and
side gardens. Equally, the addition of the 2.3 metre high flue would further
emphasise a negative visual impact to the property’s principal elevation. The
property occupies a prominent corner-plot location and presents character of merit
which could be better respected.
Placemaking Supplementary Guidance (2020) states that front extensions should
generally be avoided where they dominate the principal elevation of the property and
where visual impact on the established streetscape is evident. Also, although the
side extension is set back from the frontage of the building, it projects beyond the
established building line and its mass over-dominates the established amenity value
of the site and the streetscape. The proposal does not strike a suitable balance
between the host property and compatibility with its surrounds.
It is important and crucial to note that the decision does take account that the
proposed design does not breach the two existing roof ridge heights, is level with the
existing eaves height and most materials would match as existing. These points
cannot comfortably overrule remaining concerns with the proposal. The introduction
of timber boarding further emphasises a negatively contrasting design to the
principal elevation and its surrounding context.
It is unfortunate that the proposal, in its current design, cannot comfortably
accommodate a front and side extension however there could be opportunity for a
high quality designed extension on the opposite side and/or rear elevation.
Taking account of all the above points, the proposal by virtue of its design and siting
is considered to erode the property’s character and have an adverse impact on
visual amenity to the property itself, its setting and immediate residential
environment which cannot be supported. The introduction of the proposal would
result in an imbalanced form and significant massing on the two prominent
elevations. Ultimately, the proposed development would not respect or complement
its immediate surroundings and would not improve the character of the area.
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The proposal is not considered to comply with Policies 1A and 1B, with particular
note to points (a), (b), (c), (d) and (g); or Policy 17, with particular note to points (a)
and (c), supported by principles set within Placemaking Supplementary Guidance
(2020).
Developer Contributions
The Developer Contributions Guidance is not applicable to this application and
therefore no contributions are required in this instance.
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.
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 proposal, by virtue of its design, form, mass and layout on the principal
and side elevation of the dwellinghouse would have a significant detrimental
impact on the character and appearance of the property's simple form and
character. The proposed flue would also create a negative visual impact, due
to its height and location, to the property's principal elevation.
Approval would therefore be contrary to the Perth & Kinross Placemaking
Guide 2020, which states that front extensions should generally be avoided, in
particular where they dominate the principal elevation of the property and
where side extensions are set back from building lines. Furthermore, approval
would be contrary to Policies 1A and 1B (a), (b), (c), (d) and (g) of the Perth
and Kinross Local Development Plan 2 2019, which seek to ensure that
developments contribute positively to the quality of the surrounding built
environment in terms of design, proportions and appearance in order to
respect the character and amenity of the place.
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2. The proposal, by virtue of its design, mass and siting, would not be in-keeping
with the residential character of the area which features open spaces and soft
landscaping at the front and side.
Approval would therefore be contrary to Policy 17 (a) and (c) of Perth and
Kinross Local Development Plan 2 2019, which seek to ensure that
development contributes positively to the quality of the surrounding built
environment by complementing and respecting its surroundings and that
which improves the character and environment of the 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
None applicable.
Procedural Notes
Not Applicable.
PLANS AND DOCUMENTS RELATING TO THIS DECISION
01  02  03  04  05  06
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664

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667

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668

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4(v)(c) 
LRB-2023-19 
LRB-2023-19 – 22/01972/FLL – Alterations and extension to
dwellinghouse and installation of flue, 45 Tay Avenue,
Comrie, Crieff, PH6 2PF 
REPRESENTATIONS 
669

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670

Page 39

671

Page 40

672

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673

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674