(a) Notice of Review and supporting documents (Pages 221-264)
Perth and Kinross Council · 12 February 2024
Back to Local Review Body — 12 February 2024 and its agenda
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4(iv)(a) LRB-2023-53 LRB-2023-53 23/01040/FLL – Change of use of flat to form short-term let accommodation unit (in retrospect), 4 Knowehead House, Dundee Road, Perth, PH2 7EY PAPERS SUBMITTED BY THE APPLICANT
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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.
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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:
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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.
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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
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Noce of Review Subject: Planning Permission Applicaon for 4 Knowehead House, Dundee Road, Perth I trust this statement finds you well. In response to the concerns raised by the Perth and Kinross Planning department, I am providing informaon further to the Jusficaon Statement previously aached and addressing points 1(i), 1(ii), and 2 1(i) An unacceptable impact on local amenity and character of the area; OR 1(ii) The loss of residenal accommodaon where such loss is not outweighed by demonstrable local economic benefits. Background: 4 Knowehead House, Dundee Road, Perth, presently operates as luxury short- term leng accommodaon, contribung posively to Perth's Visitor and Tourism sector. It is a truly unique property which mimics the beauty of Perth City itself. Set in a converted tradional building overlooking the City, River Tay, Smeaton’s bridge and St. Mahews Spire. It is popular for romanc getaways, small family vacaons and honeymoons, offering a slice of luxury to the city centre. Property Link: hps://deansretreats.co.uk/book-a-retreat Efforts to Enhance Local Amenity: As a luxury short term rental, the property must be in prisne condion. Upon acquision, the property had been for sale, untenanted and out of use for over 2 years. Due to this extensive refurbishment was required to bring this property back in to use, including: Crical structural roofing issues addressed such as damp in joists, lead flashings and slates replaced Mulple areas of damp and mould on walls and ceilings required new plasterboard and plastering aer roof repairs Full internal redecoraon External remedial works to crumbling poinng and masonry Outside communal staircase repaired to ensure safety Garden area restored to excellent condion in line with other neighbours Extensive clean The restoraon aimed not only to meet safety standards but also to blend seamlessly with the surrounding residenal characteriscs. Noise Management and Compliance: To ensure compliance, comprehensive "Policies and House Rules" are provided to guests. A noise management plan, along with the last six months noise monitor logs from Minut monitor aests to the property's adherence to established standards. Perth and Kinross Council and Police Scotland have confirmed there have been zero noise-related issues or an social issues reported in the last 5 years during my ownership and previous ownership. Legal Compliance: Enforceable condions regarding noise, under the Civic Act 1982 and Ansocial Behaviour Act 2004, will be strictly adhered to, guaranteeing no loss of amenity due to noise or ansocial behavior. A CCTV system has been installed in communal areas ensuring the safety and well being of the residents.
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With reference to Housing Strategy’s comments on the applicaon, it states that the district level for short term lets for PH2 is at 1.1%, which is below the naonal average and is not considered a concern to the availability of residenal housing stock or in danger of affecng the character of a neighbourhood. The value of this 2 Bedroom apartment is £300,000 and would not be considered affordable housing. 2. The proposal is contrary to Naonal Planning Framework 4 (2023) Policy 14c): Design, Quality and Place and Perth and Kinross Local Development Plan 2 (2019), policies 1A and 1B: Placemaking and policy 17 d) Residenal Areas. Respect for Local Framework: The properes repurpose and being brought back into use aligns with Naonal Planning Framework 4; Perth and Kinross Local Development Plan 2; Change of Use Residenal Property to Short Term Let Non Statutory Guidance November 2023; ensuring compliance with policies on design, quality, placemaking, and character of residenal areas. Title Deeds Provision: One of the key reasons for purchase of this property was the specific provision made within the Title Deeds: ‘USE: The units shall be used solely as residenal dwellings, but, for the avoidance of doubt, the unit may be tenanted and/or used for holiday lets.’ These Deeds have been duly executed and agreed upon by all residents (neighbours 1-5) of Knowehead House. This provision reflects a comprehensive understanding and acceptance among the residents that there will be comings and goings of visitors within the building. Furthermore, it is pernent to highlight that since 2017 when the repurpose of the building completed, all owners have made use of this provision. Economic Contribuons: The property is currently showcased on the www.perthcityandtowns.co.uk website, having been paid and commissioned by Perth & Kinross Council and Perth Invest Team for a dedicated photoshoot adversing Perth City’s premium accommodaon offering. Concurrently, a compeon was ran in collaboraon with the website, Celebs Now and Women's Own magazines. The objecve was to elevate the visibility of Perth and Kinross at naonal level, a goal that surpassed expectaons with an impressive 189,000 entries from across the UK. We were honoured to represent Perth in this iniave and play a contribung role in supporng the local economy. The Perth City and Towns website serves as the primary contact point within Perth & Kinross Council for overseeing markeng efforts and driving visitor fooall to the area. Throughout the months of June – September there is no availability across all accommodaon providers in Perth. Regular contact is made from tourists or work forces on local projects who must stay in Dundee or surrounding areas as they have no alternave. This underscores a clear underservice in the market, resulng in economic losses for the local community. Community Engagement: Within our properes, we provide guidebooks that highlight our preferred restaurants, bars, shopping and tourist hotspots, aiming to encourage inward
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spending. This approach aligns with our commitment to not only showcase our property but also to contribute posively to the broader promoon and economic vitality of the local community aligning with PKC’s Non-Statutory Planning Guidance to balance economic benefits with local concerns. Environmental Consideraons: The property provides 2 private parking spaces and is only a 5-10 minute walk across the bridge to the city centre, shops and tourist aracons negang the need for vehicle use in the centre. This meets LDP2 and NPF4 policies in Sustainable Transport, Urban Planning and Accessibility, Reducon of Traffic Congeson and Polluon. Conclusion: In Summary, 4 Knowehead House, Dundee Road, Perth, is unique and posioned as an asset to the Tourism and Visitor sector, aligning with local and neighbour amenity. The property's adherence to regulaons, community engagement, environmental posioning and economic contribuons underscore its posive impact on the area. We want to express our openness to collaboraon and our willingness to work closely with Perth and Kinross. Should there be any condions deemed necessary for the successful granng of the planning applicaon, we are fully prepared to adapt and comply. I am available for any further clarificaon or informaon that may be required, thank you for your me and consideraon. Sincerely, Lee Deans
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Planning Permission Justification Statement Development Proposal: Change of Use from residential to Short Term Visitor Accommodation Location: 4 Knowehead House, Dundee Road, Perth, PH2 7EY Applicant: Mr Lee Deans, Company Deans Retreats 1. Purpose 1.1 Previous Use Knowehead House, Dundee Road, Perth, PH2 7EY was converted into 5 flatted properties in 2017. Since completion in 2017, No.4 Knowehead House has been used as a Short Term Visitor Let. It has been owned by Mr Lee Deans and managed by business Deans Retreats since November 2020. 1.2 Current Use 4 Knowehead House, Dundee Road, Perth, PH2 7EY is used to offer luxury short term accommodation. Within the title deeds of the building, there is provision for all properties (1, 2, 3, 4, 5) to be used for residential, rental or holiday let. Due to this provision and multiple units in the building having been used for holiday let purposes since 2017, I did not think there was a material change of use present. After discussion with Perth and Kinross planning department we were recommended to submit a planning application. 1.3 Intended Use The intent is to continue to use 4 Knowehead House, Dundee Road, Perth, PH2 7EY as a luxury Short Term Let unit. This is also referred to as Serviced Accommodation or holiday let. Stay durations are constantly varied depending on guest needs and typically range between 2 days to 3 months. On average the occupancy rate for the year is 60% and number of guests that stay in the dwelling is three. 2. Site Location The site is located on a picturesque location looking over the river Tay and Perth City. The city centre is 0.4 miles where guests can access a range of local amenities including shops, restaurants, attractions, barbers, pharmacy, newsagents and beauty shops. It is approximately 0.8 miles (15 minute walk) from Perth Bus and Train stations. The close proximity of public transport to the site significantly reduces the requirement for guest vehicles and improves the use of shared public transport, giving benefit to the environment. The property is located 0.2 miles from Cooperative supermarket. We supply a guest information book within the property giving direction to our favourite bars, restaurants, shops and tourist attractions to encourage outside spending within Perth by guests and workers. Located in postcode PH2, this district level of saturation of potential short-term lets is currently 1.1% and considered a low level of concentration of STLs to residential housing and is not at risk of affecting
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the availability of residential housing or the character of a neighbourhood as noted by Housing Strategy in Planning application 23/00017/FLL. 3. Site Characteristics No changes to the site characteristics are proposed in this application for change of use. Please refer to the plan drawing for a diagrammatic representation of the existing site characteristics. The building is a 3 storey house (1st floor, Ground and Basement) converted into 5 flatted properties. The main entrance to property 4 is at the front of the building, upon entry the flat is on the 1st floor. The main entrance has a communal stairwell between 1, 2, 3 and 4 however, 1 and 2 have their own private entrance to the rear and 5 has its own private front entrance. Flat 3 is also used for Short Term Rental and located on the 1st floor beside flat 4, this meaning only 3 & 4 (both short term rental) must use communal entrance. The site is located on Dundee Road, a very busy main through road used by many locals to and from Dundee, Scone, work, school runs or journeys into the city centre. There is a well integrated mixed use in the area of residential, business, schooling, religious, takeaways and shops within the immediate vicinity. 2 Dundee Road hosts a very similar property to Knowehead which has been divided into business let units. Kinnoull Primary School and Parish Church are a couple of doors down. Norrie Miller walk provides a lot of foot traffic to the front and rear of the property. The Travelodge is 250 yards away, as are an array of takeaways and the Cooperative Supermarket. The high traffic, business, schooling and hospitality uses within the immediate vacinity contribute greatly to the overall noise, footfall and bustling environment throughout the day and night. 4. Floor Plans No changes are proposed to the floor plan of this property in this application for change of use. Please refer to the floor plan drawing. The floor plan is characterised by self contained kitchen, lounge room and bathroom. There are two bedrooms, both doubles. There is an outdoor terrace area which features a hot tub and has been utilised to enjoy views of the river Tay and across the city. The electrical and gas components are located in the hallway cupboard. 5. Safety Standards 5.1 Electrical Inspection and Condition Report (EICR) The property has a current EICR which is to be renewed every five years. 5.2 Portable Appliance Testing (PAT) The property has a current PAT which is renewed annually. 5.3 Gas Safety Certificate (GSC) The property has a current GSC which is renewed annually. 5.4 Fire Risk Assessment (FRA) The property has a current FRA which is renewed annually. There is a fire escape plan provided in the welcome information provided to guests at the property along with a fire extinguisher and blanket kit. 5.5 Smoke Alarm Testing Smoke alarm testing is conducted annually. 5.6 Holiday Let Insurance The property has a current holiday let insurance policy covering buildings, contents and public liability.
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6. Management & Control The property is managed by family owned, Perth based, business Deans Retreats. I, Mr Lee Deans, am an owner of the business. I have been managing 8 luxury Short term rental properties within Perth for over 5 years with an exemplary record. We advertise on online platforms Booking.com and AirBNB. With Airbnb we hold Superhost status across all properties where we must meet very strict criteria and must hold a 4.8 / 5 minimum across the board on all aspects of the properties. We have managed to maintain this over 469 stays and this is reviewed quarterly. I have submitted below a couple of images to support this. On booking.com we hold on average 9/10 across all properties. Both of these websites are very meticulous with their screening of potential guests and help avoid potential problem customers. They assist in putting in ID verification of individuals, minimum age requirements (24 years and above), taking large damage deposits and issuing our strict terms and conditions policy that they must sign and agree to. Only established Airbnb / Booking.com profiles can book automatically without a further screening process taking place from ourselves. This allows us to further vet potential clients and search for any red flags. These measures greatly reduce the risk of any issues with guests for neighbours and our property. Our target market is tourists and working guests that have requirements to work away from home. Over the years we have managed to acquire a large number of corporate clients that regularly require short term accommodations. They include insurance clients, trade companies, builders and other service providers. These types of guests are long term, typically staying for one month to 3 months in duration. All of our properties listed have undergone significant cosmetic renovations including new kitchens, bathrooms, decorating and flooring. New furnishings have also been supplied that meet fire safety requirements. Due to its unique location and design, 4 Knowehead House has held photoshoots and worked with Visit Scotland, Perth City, Perth and Kinross Council and Invest In Perth in advertising the fantastic independent accommodation offering Perth has. It is featured on the Perth City website at: https://www.perthcity.co.uk/blog/be-inspired-perthshire-spa-breaks-hot-tub-hideaways A link to the Airbnb advertisement: https://www.airbnb.co.uk/rooms/50587642?adults=4&check_in=2022-12-01&check_out=2022-12- 02&source_impression_id=p3_1669842893_2OVWKduestIJt%2ByL 6.1 Immediate Neighbors The immediate neighbors, adjoining flats in the same block of four have been provided with my personal contact details so that any issues at the properties can be reported, managed and resolved to an acceptable standard. I attend regular meetings with all residents to discuss management of the development, any issues or improvements that can be made. We put the happiness, safety and well being of neighbours on a par with guests, understanding that if they are happy it also makes the running of our business a lot easier. Specifically immediate neighbors have been briefed on the following:
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6.1.1 Noise Management Plan Premise Type: Short Term let Music: Music may be played internally via speaker Noise Source: Television, Music, Terrace area, Hot Tub, People arriving or leaving, Cleaning Objectives Minimise impact on local residents and prevent public nuisance Identify noise sources and acceptable noise levels Steps to manage and control noise How noise will be monitored Respond to complaints of unacceptable noise Noise Sources Speaker in living rooms: Located away from any windows and doors. Guidance issued to all guests via e-mail and in Guest Information booklet that speakers only to be used between 10am and 10pm. Wired in to prevent moving around premise and set with limiter of 75 Decibels maximum. Bass turned to lowest point. Minut Noise detector used to aid in detection of recording of noise levels. If levels exceeded for more than 10 minutes, guests will be contacted immediately. Lower Threshold of 67 Decibels used from 10pm until 10am. Television in living room: Located away from any windows and doors. Volume limit set on television. Bass turned to low. Minut Noise detector used to aid in detection of recording of noise levels. If levels exceeded for more than 10 minutes, guests will be contacted immediately. Lower Threshold of 67 Decibels used from 10pm until 10am. Terrace Area: Guidance issued to all guests via e-mail and in Guest Information booklet that noise levels should be reduced significantly if outside at any point and be respectful of neighbouring properties. From 10pm – 10am noise level should be reduced to zero. All noise sources have been removed outside. Rubber feet installed on outdoor furniture. Hot Tub: Located on the Terrace Area. Guidance issued to all guests via e-mail and in Guest Information booklet that noise levels should be reduced significantly if outside at any point and be respectful of neighbouring properties. From 10pm – 10am noise level should be reduced to zero. Internal speakers of hot tub have been removed. General Waste and Recycling Bins: Cleaners will only be present between the hours of 10am – 3pm. They will fill bins when required between these times only when present at the property. Bin Collection is arranged via Perth and
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Kinross council non domestic waste team and works within their scheduled hours and done in conjunction with residential collections. Guests Arriving and Leaving: Arrival times specified as between 3pm and 9.30pm. Departure times specified as between 7am and 11am to ensure minimal early or late disturbances. Noise Controls Minut Noise Control: Use of Minut in all of our short term let properties. This allows us to set maximum thresholds for noise level at different times of day. We set a maximum level of 76 decibels during the day and a level of 67 decibels from 10pm until 10am. This device monitors noise takes a record of levels every minute throughout the day. If levels exceeded for more than 10 minutes we are automatically sent an alert where we then contact the guest immediately via phone call. If necessary I would visit the property. Further monitoring of noise level would continue and if resumes we would remove guests from the property. In the event that the guests are not cooperative the police will be engaged. Since inception there have been zero reports to police or council or had to remove any guests due to noise levels. Over the last two years of operation we have had a couple of communications of excess noise from neighbours. Since then we have installed Minut noise sensors which has helped greatly. We had one instance after this regarding noise level later in the evening. To counter this we discovered we can set different noise thresholds at different times of day. Since we tweaked this we have had no further issues regarding noise. All guests are made aware of this procedure in their booking terms and conditions and welcome information message. Sonos Speakers: Sonos speakers allow us to set a maximum volume on them to ensure noise thresholds not exceeded. Soundproofed Ceilings: During the overhaul of the building in 2017, the properties on the ground and basement floors have had sound proofed ceilings installed which helps greatly reduce noise from any properties above. Communication of Complaints All neighbours are informed of contact numbers to reach us on if required in any circumstance at any time. If a complaint occurs, this allows us to take immediate action. Guests will be contacted as soon as any complaint made. A review of our noise management plan will then be taken to see if there is a better solution to aid prevention going forward. Noise complaint will then be logged: Time, date and reason for complaint. Liase with person(s) making complaint and communicate steps taken to neutralise and/or improve going forward.
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Management Responsible I, Lee Deans, am solely responsible for the sources of noise. Guests and neighbours are provided with my contact details. I have set noise level thresholds and times with the aid and recommendations of the council. Noise Management Plan Evaluation We will continue to review our noise management plan annually and / or in the event of any complaint. 6.1.2 Antisocial Behavior Zero antisocial behavior complaints have been reported since inception. Immediate neighbors have been advised to report any alleged antisocial behavior from the property. It is important that this is done so that other immediate neighbors are not disturbed. I will assess the complaint and if appropriate they will contact the guests to issue a warning. If alleged antisocial behavior continues I would then visit the property to assess the situation. If it is confirmed that there is antisocial behavior the culpable guests will be asked to leave the property. In the event that the guests are not cooperative the police will be engaged. To date we have no reports to police or council or had to remove any guests due to antisocial behaviour. 6.1.3 Illegal Behavior There have been no reports of illegal behavior since inception. Immediate neighbors have been advised to report any alleged illegal behavior from the property. I would then visit the property to assess the situation. If it is confirmed that there is antisocial behavior the culpable guests will be asked to leave the property. In the event that the guests are not cooperative the police will be engaged. Since inception we have no reports to police or council or had to remove any guests due to illegal behaviour. 6.2 Maintenance & Site Management: The grounds maintenance is conducted fortnightly. This includes mowing and edging of lawn, weed killing and hedge trimming. We have a factored communal gardener who looks after all of the properties. The proud presentation of our properties is an advantage to our immediate and adjoining neighbors. Internal maintenance is very minimal given the extensive renovation upgrade works that have been conducted both inside and outside have improved kerb appeal. Key collection is from Deans Restaurant, Wednesday – Sunday. When Deans Restaurant is closed, Monday & Tuesday, guests contact one of the team directly on the contact details provided and meet at the property. 6.3 Cleaning and Linen Change overs are handled by myself, we have 1 dedicated cleaner to each property. The lack of third party management means that any issues can be addressed immediately by the applicants. Cleaning takes place at the end of each stay. A very high standard of cleanliness and hygiene is always maintained at this property. All cleaning apparatus, supplies and materials are kept on site in a dedicated housekeeping storage room so as to reduce foot traffic to the main door access. Cleaning hours of the property are always between the hours of 10am – 3pm. All linen is cleaned and pressed off site and clean linen is stored on site in the dedicated housekeeping storage room. This eliminates the use of washing machines, dryers, and clothes lines at the property. 6.4 Waste & Recycling Control There is a designated bin refuse area in the car park. All bins have been appropriately labeled 'General Waste', 'Paper and Cardboard, Plastic Bottles & Drink Cans' and 'Garden Waste.’ As Perth and Kinross do not offer glass recycling as standard residentially, we have installed a glass recycling bin (contracted with Binn Group) which we have encouraged all neighbours to make use
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of in an effort to recycle even further, we have noticed a great uptake on this and almost fill a bin per monthly uplift. We provide a welcome message on the morning of arrival to guests to inform them of our recycling practices and have signage above internal and external bins showing our local councils recycling practices, this information is also displayed in the Guest Information guide. After contacting PKC Waste Management Team for any further recommendations, internal glass and mixed recycling bins have also been installed. This enhances recycling efforts and reduces contamination. Any bins that are contaminated are privately uplifted at our personal expense. We train housekeeping to check all bins for any contamination after each stay. Due to our expected occupancy rate throughout the year of 60% with an average of 3 persons we find that there is no increase in waste in comparison to the average household. 6.5 Parking There are two parking spaces for the property in the main car park area. All spaces are clearly marked to avoid any confusion. Due to the central location, many guests travel by train and can either walk or take a short taxi to the property. 7 Policy Approach & Guidance to Development Included are commentaries made upon most recent local and national planning policies which provide relevance to the change of use of residential accommodation to the short term let visitor accommodation. These policies typically deal with tourism as a whole rather than focusing on change of use specifically. 7.1 Perth City Development Plan 2020-2040 Perth City Development Plan published August 2019, presents key objectives and goals to be considered in achieving growth within the city. None of the policies directly deal with the conversion of residential properties to visitor accommodation, although some policies have relevance for this application: Page 15: By 2025 the new cultural/heritage attractions will be open and attracting 100,000 visitors a year. By 2030 Perth will be Scotland’s leading city for active travel. The volume and value of business and leisure tourism in the city will have doubled. Page 28: Together, the new cultural/heritage attractions and an improved accommodation offer should help to double the volume and value of tourism in Perth by 2029. Page 38 A lack of ambition has held Perth back, but that is changing fast and Perth is increasingly recognised as a leader in fields ranging from clean energy and active travel, to culture-led regeneration and the smart city. As Perth plans to grow tourism exponentially over the next 5-10 years, one of the key objectives identified to sustain this is the need for improved accommodation offering. Thus far Deans Retreats property portfolio has grown year on year solely focussing on the operation of high quality accommodation to the centre of Perth. As a relatively new, ambitious business, we hope to grow with Perth and work hand in hand in becoming Scotland’s leading city for active travel.
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7.2 Perth and Kinross Council Website: Do I need planning permission for a short term let PKC website directs us toward gov.scot publication, Short Term Lets: planning guidance for hosts and operators. This guidance provides a framework to show requirements needed to be met for a successful change of use planning application for a short term let. 1.4 The Scottish Governments purpose in the regulation of short term lets is to ensure the local authorities have appropriate powers to balance the needs and concerns of their communities with wider economic and tourism interests. 1.5 The Licensing scheme aims to ensure short term lets are safe and address issues face by neighbours as well as assisting in complaints effectively. 1.6 The licensing scheme is complemented by powers[3] for local authorities to designate control areas. The purpose of control areas is to help manage high concentrations of secondary letting, to restrict or prevent short-term lets in places or types of building where it is not appropriate; and to help local authorities ensure that homes are used to best effect in their areas. 2.19 Guest Arrivals and departures: Safety and noise Impact on neighbours 2.21 Impact of other residents in flatted buildings: Safety of residents, security of the building and guest access to communal areas. 2.22 Likely frequency and intensity of noise or otherwise unsociable behaviour 2.23 Impact on public service and residents amenity: Household waste levels, parking pressures, noise and disturbance levels. 2.25 Cumaltive impact on the character and amenity of a neighbourhood 2.28 Number of people staying From 1.6 it is assumed that Perth City currently faces no issue with high concentration levels of short term let properties as no control area designated. With local authorities given power of balancing economic growth and expansion of tourism offering, it is a fine balancing act to ensure all parties are content. This framework assists in ensuring both the community and tourism are appeased. The communities and neighbours are kept safe, amenity unchanged, normal disturbance levels and the overall area character undiminished. 7.3. The National Planning Framework for Scotland 3 (NPF3) NPF3 represents a spatial expression of the Scottish Government’s aspirations for sustainable economic growth in Scotland over the next 20-30 years. It sets out at national level, the Scottish Government’s strategy for the country’s development, in terms of how we are to develop our environment and includes development proposals identified as schemes of national importance. Whilst it is not
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prescriptive, NPF3 will form a material consideration when determining applications and, as such, will be a consideration in determining the application for any proposed development. Of particular relevance to this proposal therefore is: paragraph 1.7 This recognises tourism as one of Scotland’s key economic sectors. With the vast majority of guests staying at the property subject to this application staying for tourism and/or work, NPF3 must be considered a material consideration for this application. 7.4. Scottish Planning Policy (SPP) Scottish Planning Policy (SPP) (2014) is a statement of Scottish Government policy on land use planning. Where relevant to the current proposals, SPP recognises tourism as one of the “key sectors for Scotland with particular opportunities for growth”. This is again relative to this application due to the types of visitors staying within the accommodation. Conclusion Deans Retreats, our company, was founded 4 years ago and provides luxury visitor accommodation to 1000’s of visitors per year to Perth. Having owned Deans Restaurant for the last 17 years, which has a client base travelling from all over Scotland, we found that guests struggled to find high quality housing within the city centre. The lack in luxury accommodation is our unique selling point and how our business was born. We believe the offering across all of our properties provides an incentive and encourages staycations, workers and tourists into Perth city centre. In turn, assisting in driving much needed footfall and spending into the local businesses throughout the week. The successes of our business model has allowed us to reinvest in Perth meaning continued growth of our visitor accommodation offering during a very difficult economic climate. We now operate multiple properties which can be viewed on our website at www.deansretreats.co.uk This is now my main occupation and also allows us to employ 4 others full time with further hires forecast this year. The move to see the short term let industry better regulated is a move supported by us. Having received encouragement from individuals within Perth and Kinross planning department, we see this as a positive move to improve the overall standard of accommodation provided whilst eliminating mismanaged offerings. It is our contention that the proposed change of use of this property will provide a sustainable function going forward that can contribute to Perth’s important tourist economy and reputation as a food, drink, creative and cultural destination. If the application is approved, 4 Knowehead House, will continue to be an important asset to the city’s wider tourism landscape. Taking all the aforementioned into account, it is hoped that the officers will be able to support this application, as it is considered to successfully address all aspects guidance 7.2 discusses, whilst meeting local and national (SPP & NPF3) objectives with no material considerations apparent which outweigh these plans. It is hoped this justification statement also provides an insight into the great deal of care and diligence we take and respectfully request recommendation for approval.
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Dear Guest Welcome to our apartment, we hope you have a comfortable stay and enjoy all that Perth has to offer. To make your stay special and memorable, we have listed some of the local attractions and list of our favourite hot spots to visit: The address of the apartment is: 4 Knowehead House Dundee Road Perth, PH2 7EY Parking: There are 2 free parking spaces marked number 4 in the car park. Check out is between 7am – 11am. Emergencies In the event of medical emergencies, call 999 or NHS 111 if it is not an emergency and out of surgery hours. Perth Royal Infirmary, which has an A & E department, is a 5 minute drive away on Jeanfield Road. A First Aid Kit can be found in the Kitchen Cupboard beside the fridge. In the event of a fire within the apartment there is a fire blanket and extinguisher located in the kitchen cupboard unit beside the fridge freezer. Only attempt to extinguish the fire when safe to do so. If not safe, follow the emergency exit signs and exit the property via the front door or rear door of the building and dial 999. In the event of the fire not in the apartment but in the same building, please evacuate the property in the same manor and call 999 for the fire brigade. Heating and Hot Water: We have an underfloor heating system which we have programmed to maintain 20 degrees at all times throughout the house. The hot water is a tank system and automatically refills the tank when emptied. Sofa Bed Bedding: The sofa bed in the living room holds the bedding inside. Simply lift up the long part to access this. There is a pull handle on the front of the sofa to pull out the double bed area. Wifi: BT-HMA3R5 Password: PdG3NCuM3crg6i Sonos Speaker: Please keep volume low and respect neighbours. To use, please ensure you are connected to the Wifi. You must download the Sonos S2 app on you mobile phone. It will then ask you to join a network. Join the network and then search for your desired song. Please ensure music is off from 10pm. Hot Tub: The Hot tub is set to 38 degrees as standard. If you need to turn this down or up, simply select the plus sign to go up and the minus to go down. Please do not eat or drink in the hot tub. Glasses and crockery must not be taken in the vicinity. When using the outdoor area please be wary of neighbours and noise level. The hot tub cannot be used between 10pm – 7am to ensure no noise or disturbance outside during unreasonable hours. There must be no make up, oily skin products or fake tan worn as this can damage the filters. Any violation of the above can result in loss of deposit. Waste & Recycling Please dispose of your rubbish. The bins are located in the car park. Red Bin is for Glass Waste, Blue Bin is for paper and card items, Grey Bins is for plastics, cans and cartons, Green Bin is for general waste. We hope the apartment is equipped with everything you need. If you require any assistance during your stay, please do not hesitate to call. Margo +447906498471 Lee +447841871793
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House Rules Please have fun, relax and enjoy yourselves. Remember this is a residential area and have neighbours above and either side of the building. They are all very pleasant and aim not to offend them, so we respectfully ask you to keep noise to an acceptable level and quiet times from 10pm and 7am. This is a pet free apartment. There should be no more than 6 persons in the apartment. Parties are not allowed and is stated in your booking agreement. There is no smoking or vaping permitted. If you smoke, please do so outside and dispose of in the nearest bin or ash tray and not in the street. There is a washing machine / dryer located in the hallway cupboard. There is also a dishwasher in the kitchen. The accommodation is self catered so please ensure the kitchen is left clean and tidy. Wash any dirty dishes, cutlery or utensils. We fully understand that accidents do happen, if anything does get broken, please inform us to enable us to replace it before the next guests arrives. We hope you enjoy your stay. Damage Deposit We set a damage deposit in place automatically with Airbnb, Booking.com and via Direct bookings to help prevent damages, smoking or excessive cleaning in the property. Upon booking you have agreed to our property terms and conditions. We understand accidents to happen and hope you feel comfortable to let us know in the event of any. Here is a list of potential but not exhaustive deductions or loss of deposit: Smoking / Drug Use Please no smoking of any kind within the property. The smell is very difficult to remove and unfair to potential guests staying after you. Food / Drink Spillage / Fake Tan / Oily Products in the Hot Tub All of the above items cause damage to the filters which are expensive to replace. Please ensure you are clean and showered prior to use. Excessive Noise We have a Noise Sensor fitted to ensure noise levels are kept appropriate for the enjoyment of both you and the neighbours within the building. The Threshold is set to a maximum of 80 decibels between 10am – 10pm, there after reduced to 70 decibels. Guests will be contacted in the event of exceeding this, if the issue is not resolved you may be asked to leave the property. Extra Cleaning We ask guests to remove all waste and dispose of it in the appropriate recycling bins outside. We employ cleaners to assist in the general cleanliness of the property, however they are not employed to tidy mess or do dishes. Bin bags and dish washing materials are provided. Any cleaning over and above the norm will be chargeable. Damages General damages will be treated case by case depending on if possible to repair or replacement needed.
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Meet Now LD Home View Help Favourites Folders Inbox Ju… 160 Drafts 3 Sent It… Del… 10 Archive Notes Conver… Create … roups 4 Knowhead House, Dundee Road, Perth PH2 7EY You replied on Wed 23/11/2022 18:52 Tue 22/11/2022 15:49 Dear Lee, I refer to your previous request for information regarding the Title Conditions in respect of the above mentioned property and initially I must apologise most sincerely for the delay in communicating with you. I can confirm that I have had an opportunity to peruse the Deed of Conditions pertaining to Knowhead House which does contain the following Clause:- :- The units shall be used solely as residential dwellings but, for the avoidance of doubt, the units may be tenanted and/ or used for holiday lets” ML Megan Lessells <mlessells@wyllie-henderson.co.uk> To: You Purchase of 23 Feus Road Pe… Outlook Item title deed lindsay New email Read / Unread All folders 4 Knowhead House, Dundee Road, Perth PH2 7EY Megan Lessells Tue 22/11/2022 15:49 To: 1 attachments (31 KB) Purchase of 23 Feus Road Perth PH1 2AS; Dear Lee, I refer to your previous request for information regarding the Title Conditions in respect of the above mentioned property and initially I must apologise most sincerely for the delay in communicating with you. I can confirm that I have had an opportunity to peruse the Deed of Conditions pertaining to Knowhead House which does contain the following Clause:- “USE:- The units shall be used solely as residential dwellings but, for the avoidance of doubt, the units may be tenanted and/ or used for holiday lets” I trust that the foregoing information is of assistance. Should you have any queries please do not hesitate to give me a call. Print Close 4 Knowhead House, Dundee Road, Perth PH2 7EY Megan Lessells Tue 22/11/2022 15:49 To: 1 attachments (31 KB) Purchase of 23 Feus Road Perth PH1 2AS; Dear Lee, I refer to your previous request for information regarding the Title Conditions in respect of the above mentioned property and initially I must apologise most sincerely for the delay in communicating with you. I can confirm that I have had an opportunity to peruse the Deed of Conditions pertaining to Knowhead House which does contain the following Clause:- “USE:- The units shall be used solely as residential dwellings but, for the avoidance of doubt, the units may be tenanted and/ or used for holiday lets” I trust that the foregoing information is of assistance. Should you have any queries please do not hesitate to give me a call. Print Close
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