Item 4(i) LRB-2022-40
Perth and Kinross Council · 20 December 2022
Back to Local Review Body — 20 December 2022 and its agenda
Text extracted from the council's PDF. Layout and reading order may differ from the original.
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4(i) LRB-2022-40 LRB-2022-40 22/00442/FLL – Alterations to flat, 16 Dundee Road, Perth, PH2 7EY INDEX (a) Papers submitted by the Applicant (Pages 9-24) (b) Decision Notice (Pages 27-28) Report of Handling (Pages 29-34) Reference Documents (Pages 23 and 35) (c) Representations (Pages 37-42) 7
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4(i)(a) LRB-2022-40 LRB-2022-40 22/00442/FLL – Alterations to flat, 16 Dundee Road, Perth, PH2 7EY PAPERS SUBMITTED BY THE APPLICANT 9
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23 n) 3 A 3'? cI E Notice of Review 3 § NOTICE OF REVIEW \ E UNDER SECTION 43A(8) OF THE TOWN AND COUNTRY PLANNING (SCOTLAND) ACT 1997 (AS AMENDED)IN g RESPECT OF DECISIONS ON LOCAL DEVELOPMENTS O 00 3. THE TOWN AND COUNTRY PLANNING (SCHEMES 0F DELEGATION AND LOCAL REVIEW PROCEDURE) 3 (SCOTLAND) REGULATIONS 2013 03 THE TOWN AND COUNTRY PLANNING (APPEALS) (SCOTLAND) REGULATIONS 2008 IMPORTANT: Please read and follow the guidance notes grovided when comgleting this form. Failure to sulggy all the relevant information could invalidate your notice of review. Use BLOCK CAPITALS if completing in manuscript Applicant(s) Agent (if any) Name Name :1 Address Address Postcode Postcode Contact Telephone 1 Contact Telephone 1 Contact Telephone 2 024Contact Telephone 2 Fax No 024Fax No E-mail* E-mail* :J Mark this box to con}401rmall contact should be through this representative: D Yes No * Do you agree to correspondence regarding your review being sent by e-mail? [3 |:] Planning authority Planning authority's application reference number Site address /é U/t/aéé X040 37464m 7M6? :031 Description of proposed }402L030fi/(qf/o/VJ7D M/é DMD}401/VD- w/r'r/ development ADD/f/W44 W}402é031?. Date of application 035E99086? 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. Page 1 of4 11
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2030:
m
3 t
P .
E Notice of Review
3 Nature of application
3
E 1. Application for planning permission (including householder application)
E 2. Application for planning permission in principle D
g 3. Further application (including development that has not yet commenced and where a time limit
3 has been imposed; renewal of planning permission; and/or modi}401cation,variation or removal of [:J
a a planning condition)
Q 4. Application for approval of matters speci}401edin conditions [:I
Reasons for seeking review
1. Refusal of application by appointed of}401cer E
2. Failure by appointed of}401certo determine the application within the period allowed for E]
determination of the application
3. Conditions imposed on consent by appointed of}401cer '3
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. Furtherwritten submissions
2. One or more hearing sessions
3. Site inspection
4 Assessment of review documents only, with no further procedure E]
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:
75 }402foU/péAM 1700441 QJ/c Xewf/ $72) l031K}401}402}402WH
gr Fxcw/a}402Amt oifmf 047/44; 5464/71) 651%? 903515m(/7227
NHW H45150/47.0§04 J. py/}402ov/xic031q}402}402b./u, y, 5,. A11
.5 50/40! 030/" #00 1
Site inspection & 4mm 054%] '
In the event that the Local Review Body decides to inspect the review site, in your opinion:
Yes No
1. Can the site be viewed entirely from public land? 18 D
2 is it possible for the site to be accessed safely, and without barriers to entry? E [:1
if there are reasons why you think the Local Review Body would be unable to undertake an
unaccompanied site inspection, please explain here:
694/ 6% V/}401/éo}402ax?K0249 CLE/MLY 6% /F @{W Accéwr
}402ipw}402wmqx/ 4475 024Comma" A/HJ. gé}401cwa/kED.
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§ 1x; " Notice of Review 3 Statement 3 You must state, in full, why you are seeking a review on your application. Your statement must set out all Q matters you consider require to be taken into account in determining your review. w: you may not g have a further opportunity to add to your statement of review at a later date. It is therefore essential that 3 you submit with your notice of review, all necessary information and evidence that you rely on and wish 9? the Local Review Body to consider as part of your review. Q 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. m4 4444 Nan035;4 ,e w h/ pug 70 45mm 036x540??? WWawaits}401}401gmg}401wm}401ww050314034035a U gM/rézw W642? 44 _zyxwvutsrqponmlkjihgfedcbaZYXWVUTSRQPONMLKJIHGFEDCBA0354/0c}402/V/103074/0307JC/9031b03104.. , 0314 }401w}401rwwii}401gwmaefwgm/m, 77166 MNéK M / / 0/47 73 }401f/J6035035' .76035? gnaw 4Axa4oy #40035040314035"0305 fU/pEA/CE43 79/6 9 03175A/ yx/oma4/}401 2: 024030JV035?[25442* 53739047 5/1] 4W/WMW035%amp2/0354031 ' 777030saww/A/i 4 030}402eDa/p.0 MW }402/JTD/V/c[51/01) 0F ,577/6 }401c/mg0«saw W034 éwx AS031M7 WA: 035/5. 92/6 94/34 7% 03577°95034!Vgo/LDM/}401"03003066035Mom?034(/5 #47f w035WW 4553 W 7/070 x}401EKL/EJ031035oz54/9035" 416M :0357g710/0562, WW 1:65 of 7,77? ww}402y47700311/}402.. M75 @C/MMCT0340031?035M747arcwm/FZ7 nwzbgwwc/D/n/g #95 5' air 77715 WW031MZ031031 -024.9777'6 6 6,73 w}402/Mxfmée 0351/n77,5 Hora. 6030[035754Wm/ M @M}401rwmw}402if}401-' a 030'103090310.0315 rpm? MM 035WW035W035° Have you raised any matters which were not before the appointed of}401cerat the time the Yes N0 determination on your application was made? [:I If yes, you should explain in the box below, why you are raising new material, why it was not raised with the appointed of}401cerbefore your application was determined and why you consider it should now be considered in your review. W/}402mfm}402/}402d030}402m/@9540! 0/ }402/(EMDUJ}402lfr}402030Mmcz/ wag ,«nM n ,éem/r 0/ m5m95% 0W0345034035 [Wk 0300249mwwr- Page 3 of 4 13
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23 n) 3 u E u 030h g Notice of Review 3 List of documents and evidence 3 E Please provide a list of all supporting documents, materials and evidence which you wish to submit with Q your notice of review and intend to rely on in support of your review. 0 g Wom4/MS024035mama!zyxwvutsrqponmlkjihgfedcbaZYXWVUTSRQPONMLKJIHGFEDCBA, 4/ 00 030 .024 , a CD 04/04/44 50/42/44 w/W 03146DH/A/é'll/7004/756 47/ 404/7015 KU/w/ C e+@ "00 D @ 554% Mammary mag 044/441, 004/750 W 452mg @gg/Mg Aasrmmvon/ 0% }401awr0/ guzw/A/f +© ~ " ®}402eamwmRM7 07030gww/W mam V/c030a/1/96 024 KWW'034? ,44a}402oa030o,awv/DMMMJ' 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 of}401ceof 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 con}401rmyou have provided all supporting documents and evidence relevant to your review: K Full completion of ali parts of this form Statement of your reasons for requiring a review E 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 ' modi}401cation,variation or removal of a planning condition or where it relates to an application for approval of matters speci}401edin conditions, it is advisable to provide the application reference number, approved plans and decision notice from that earlier consent. Declaration l the applicantlagoat [delete as appropriate] hereby serve notice on the planning authority to review the appiication as set out on this form and in the supporting documents. Signed Date wgogg - Page 4 of 4 14
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4(i)(b) LRB-2022-40 LRB-2022-40 22/00442/FLL – Alterations to flat, 16 Dundee Road, Perth, PH2 7EY PLANNING DECISION NOTICE REPORT OF HANDLING REFERENCE DOCUMENTS (part included in applicant’s submission, page 23) 25
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REPORT OF HANDLING DELEGATED REPORT Ref No 22/00442/FLL Ward No P12- Perth City Centre Due Determination Date 16th May 2022 Draft Report Date 4th May 2022 Report Issued by AMB Date 4 May 2022 PROPOSAL: Alterations to flat LOCATION: 16 Dundee Road, Perth, PH2 7EY SUMMARY: This report recommends refusal of a detailed planning application for alterations to a flat on Dundee Road Perth, 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. SITE VISIT: In line with established practices, the need to visit the application site has been carefully considered by the case officer. The application site and its context have been viewed by a variety of remote and electronic means, such as aerial imagery and Streetview, in addition to photographs submitted by interested parties. This information has meant that, in this case, it is possible and appropriate to determine this application without a physical visit as it provides an acceptable basis on which to consider the potential impacts of this proposed development. BACKGROUND AND DESCRIPTION OF PROPOSAL This application seeks to obtain detailed planning permission for alterations to a flat located on Dundee Road, Perth – which is within a Conservation Area. The alterations comprise the addition of a dormer window on the north (front) elevation. SITE HISTORY Planning permission (18/02007/FLL) for the Part change of use and alterations to dental surgery (class 2) to form a first floor flat, formation of an external staircase and erection of a fence was approved in 2019, and implemented. The proposed alterations relate to that new flat. PRE-APPLICATION CONSULTATION None undertaken. 29
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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. The SPP seeks to protect our cultural assets from inappropriate new developments. 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 site is located within the settlement of Perth, and within the Conservation Area where the following policies are applicable, Policy 1 – Placemaking Policy 5 – Developer Contributions Policy 17 – Residential Areas Policy 28 – Conservation Areas OTHER COUNCIL POLICIES Placemaking Guide 2020 This is the most recent expression of Council policy towards Placemaking Standards Developer Contributions and Affordable Housing This is the most recent expression of Council policy towards Developer Contributions. EXTERNAL CONSULTATION RESPONSES None undertaken. 30
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INTERNAL COUNCIL COMMENTS Conservation Team have commented on the proposal and have objected on the grounds that the proposal would not enhance the character or appearance of the Conservation Area. Development Contributions Officer has commented on the proposal and indicated that no developer contributions are applicable. REPRESENTATIONS No letters of representations have been received. ADDITIONAL STATEMENTS Screening Opinion EIA Not Required Environmental Impact Assessment (EIA): Environmental Report Not applicable Appropriate Assessment AA Not Required Design Statement or Design and Access Statement Not Required Report on Impact or Potential Impact 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 comprises the approved TAYplan and the adopted LDP2. In addition to this, Section 64(1) of the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997 is relevant and requires planning authorities to pay special attention to the desirability of preserving or enhancing the character or appearance of the designated conservation area. Policy Appraisal In terms of land use policies, the key policies are found within the LDP2. Within that plan, Policies 1 (Placemaking), 17 (residential areas) and 28 (conservation areas) are applicable. Policy 1 seeks to ensure that all new developments do not adversely affect the areas concerned, Policy 17 looks to protect residential areas from inappropriate new development and Policy 28 looks to ensure that the character and appearance of Conservation Areas are either enhanced or protected by new development. 31
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Impact on the Conservation Area The key issue for this proposal is the impact in the Conservation Area. 16 Dundee Road is an unlisted building, but it is in a prominently located position in the Kinnoull Conservation Area - at the east end of the Queen’s Bridge. Historically, the building was a primary school, and it has recently been converted to business premises with a flat above. While the building is not listed, it has a distinctive historic character – which contributes positively to the Conservation Area. Discussions on the previous planning application (18/02007/FLL) emphasised the requirement to preserve the most visible elements of the building, e.g. the west and north elevations. Given the small scale of the building, dormers are a significant alteration which is not characteristic of this building type. It was agreed that, in order to accommodate living space on the first floor, two dormers would be acceptable as per the 2018 permission, but that these would be set back as much as possible to ensure that the historic character of the west elevation was protected. This was a pragmatic decision to allow for active reuse of the building. The proposed third additional dormer would be a much more visible intrusion on the principal elevation and would not meet requirements of the LDP2 or the PLBCA which requires all proposals within Conservation Areas to preserve or enhance the Conservation Area. In addition, the dormer would preserve or enhance the historic appearance of the building. Residential Amenity The proposal raises no issues in terms of impacting on existing residential amenity. Roads and Access The proposal raises no issues in terms of road related matters. Drainage and Flooding The proposal raises no issues in terms of drainage or flooding issues. Natural Heritage and Biodiversity The proposal raises no issues in terms of bio-diversity issues. Developer Contributions The proposal is for alterations to an existing residential property, which does not attract any Developer Contributions or the need for Affordable Housing provision. 32
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Economic Impact The economic impact of the proposal is likely to be minimal and limited to the construction phase of the development. VARIATION OF APPLICATION UNDER SECTION 32A The application has not been varied. 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 adopted Development Plan. The proposal is also considered to be contrary to the PLBCA. Accordingly the proposal is refused on the grounds identified below. 1 The additional dormer would adversely impact on the historic character of the exiting building, which is located within a prominent site within the Kinnoull Conservation Area and which contributes positively to the character and appearance of the Conservation Area. As the proposal would neither preserve nor enhance the character or appearance of the Conservation Area, it is contrary to the adopted Perth and Kinross Local Development Plan 2 (2019) Policies 1 (Placemaking) and 17 (Residential Areas) which seek to protect existing areas from inappropriate new development, and Policy 28 (Conservation Areas) which seeks to ensure that new development within Conservation Areas either preserves or enhances the area. 2 As the proposal neither preserves nor enhances the character or appearance of the Conservation Area, recommending approval would be contrary to the requirements of Section 64(1) of the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997 which requires Planning Authorities to pay special attention to the desirability of preserving or enhancing the character or appearance of the designated Conservation Area when exercising its planning function. 33
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Justification The proposal is not in accordance with the Development Plan and there are no material reasons which justify departing from the Development Plan. Informatives None, refusal recommended. Procedural Notes Not Applicable. PLANS AND DOCUMENTS RELATING TO THIS DECISION 01, 02 34
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Cottage Beechgrove 14 Pendle Cottage 41 14.6m Isle of Skye Hotel Beechgrove Rio 39 Wellbank 312325 312325 312350 312350 312375 312375 312400 312400 312425 312425 723325 723325 723350 723350 723375 723375 723400 723400 723425 723425 723450 723450 723475 723475 metres 0 10 20 312305 723304 312305 723489 312431 723489 312431 723304 NO1223 NO1223 NO1223NO1223 MapServe © Crown copyright 2022 Ordnance Survey 100053143 Dundee Road Manse Road 1:1250 Scale 25m 50m 75m 100m0m N Project Title Drawn Date Scale Drawing No Rev A Proposed Site Location Plan 1:1250@A4 technicaldesignsolutions4@gmail.com www.technicaldesign-solutions.com Mobile:07802754321 FP Mar 22 2129-001 Proposed Instalation of new Single Dormer at 16 Dundee Road Perth, PH2 7EY 35
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4(i)(c) LRB-2022-40 LRB-2022-40 22/00442/FLL – Alterations to flat, 16 Dundee Road, Perth, PH2 7EY REPRESENTATIONS 37
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