Item 5(i) LRB-2022-23
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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5(i) LRB-2022-23 LRB-2022-23 21/02290/IPL - Erection of dwellinghouse (in principle), land 20 metres north of Powderwells Farm, New Alyth INDEX (a) Papers submitted by the Applicant (Pages 643- 678) (b) Decision Notice (Pages 661-662) Report of Handling (Pages 663-668) Reference Documents (Pages 677 and 681-690) (c) Representations (Pages 691-702) (d) Further Information (Pages 703-748) 641
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5(i)(a) LRB-2022-23 LRB-2022-23 21/02290/IPL - Erection of dwellinghouse (in principle), land 20 metres north of Powderwells Farm, New Alyth PAPERS SUBMITTED BY THE APPLICANT 643
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Page 1 of 5 Pullar House 35 Kinnoull Street Perth PH1 5GD Tel: 01738 475300 Fax: 01738 475310 Email: onlineapps@pkc.gov.uk Applications cannot be validated until all the necessary documentation has been submitted and the required fee has been paid. Thank you for completing this application form: ONLINE REFERENCE 100566850-001 The online reference is the unique reference for your online form only. The Planning Authority will allocate an Application Number when your form is validated. Please quote this reference if you need to contact the planning Authority about this application. Applicant or Agent Details Are you an applicant or an agent? * (An agent is an architect, consultant or someone else acting on behalf of the applicant in connection with this application) Applicant Agent Agent Details Please enter Agent details Company/Organisation: Ref. Number: You must enter a Building Name or Number, or both: * First Name: * Building Name: Last Name: * Building Number: Address 1 Telephone Number: * (Street): * Extension Number: Address 2: Mobile Number: Town/City: * Fax Number: Country: * Postcode: * Email Address: * Is the applicant an individual or an organisation/corporate entity? * Individual Organisation/Corporate entity Bidwells Mark Myles Lamberkine Drive Broxden House 01738 630666 PH1 1RA Scotland Perth07717 512203 mark.myles@bidwells.co.uk 645
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Page 2 of 5 Applicant Details Please enter Applicant details Title: You must enter a Building Name or Number, or both: * Other Title: Building Name: First Name: * Building Number: Address 1 Last Name: * (Street): * Company/Organisation Address 2: Telephone Number: * Town/City: * Extension Number: Country: * Mobile Number: Postcode: * Fax Number: Email Address: * Site Address Details Planning Authority: Full postal address of the site (including postcode where available): Address 1: Address 2: Address 3: Address 4: Address 5: Town/City/Settlement: Post Code: Please identify/describe the location of the site or sites Northing Easting Other Mr & Mrs I Perth and Kinross Council Milne Powderwells, by Alyth 747036 324636 646
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Page 3 of 5 Description of Proposal Please provide a description of your proposal to which your review relates. The description should be the same as given in the application form, or as amended with the agreement of the planning authority: * (Max 500 characters) Type of Application What type of application did you submit to the planning authority? * Application for planning permission (including householder application but excluding application to work minerals). Application for planning permission in principle. Further application. Application for approval of matters specified in conditions. What does your review relate to? * Refusal Notice. Grant of permission with Conditions imposed. No decision reached within the prescribed period (two months after validation date or any agreed extension) – deemed refusal. Statement of reasons for seeking review You must state in full, why you are a seeking a review of the planning authority’s decision (or failure to make a decision). Your statement must set out all matters you consider require to be taken into account in determining your review. If necessary this can be provided as a separate document in the ‘Supporting Documents’ section: * (Max 500 characters) Note: you are unlikely to have a further opportunity to add to your statement of appeal at a later date, so it is essential that you produce all of the information you want the decision-maker to take into account. You should not however raise any new matter which was not before the planning authority at the time it decided your application (or at the time expiry of the period of determination), unless you can demonstrate that the new matter could not have been raised before that time or that it not being raised before that time is a consequence of exceptional circumstances. Have you raised any matters which were not before the appointed officer at the time the Yes No Determination on your application was made? * If yes, you should explain in the box below, why you are raising the new matter, why it was not raised with the appointed officer before your application was determined and why you consider it should be considered in your review: * (Max 500 characters) Erection of dwellinghouse in principle Please refer to supporting appeal statement and photographs 647
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Page 4 of 5 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. You can attach these documents electronically later in the process: * (Max 500 characters) Application Details Please provide the application reference no. given to you by your planning authority for your previous application. What date was the application submitted to the planning authority? * What date was the decision issued by the planning authority? * 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. Can this review continue to a conclusion, in your opinion, based on a review of the relevant information provided by yourself and other parties only, without any further procedures? For example, written submission, hearing session, site inspection. * Yes No Please indicate what procedure (or combination of procedures) you think is most appropriate for the handling of your review. You may select more than one option if you wish the review to be a combination of procedures. Please select a further procedure * Please explain in detail in your own words why this further procedure is required and the matters set out in your statement of appeal it will deal with? (Max 500 characters) In the event that the Local Review Body appointed to consider your application decides to inspect the site, in your opinion: Can the site be clearly seen from a road or public land? * Yes No Is it possible for the site to be accessed safely and without barriers to entry? * Yes No Planning permission forms, location plan, decision notice, report of handling, photographs of site and statement in support of appeal 21/02290/IPL 05/04/2022 By means of inspection of the land to which the review relates 06/01/2022 To allow the LRB members to see the status and condition of the brownfield site for themselves 648
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Page 5 of 5 Checklist – Application for Notice of Review Please complete the following checklist to make sure you have provided all the necessary information in support of your appeal. Failure to submit all this information may result in your appeal being deemed invalid. Have you provided the name and address of the applicant?. * Yes No Have you provided the date and reference number of the application which is the subject of this Yes No review? * If you are the agent, acting on behalf of the applicant, have you provided details of your name Yes No N/A and address and indicated whether any notice or correspondence required in connection with the review should be sent to you or the applicant? * Have you provided a statement setting out your reasons for requiring a review and by what Yes No procedure (or combination of procedures) you wish the review to be conducted? * Note: 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. 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. Please attach a copy of all documents, material and evidence which you intend to rely on Yes No (e.g. plans and Drawings) 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 (if any) from the earlier consent. Declare – Notice of Review I/We the applicant/agent certify that this is an application for review on the grounds stated. Declaration Name: Mr Mark Myles Declaration Date: 19/05/2022 649
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1 REPORT OF HANDLING DELEGATED REPORT Ref No 21/02290/IPL Ward No P2- Strathmore Due Determination Date 5th March 2022 Draft Report Date 22nd March 2022 Report Issued by JF Date 22/03/2022 PROPOSAL: Erection of dwellinghouse (in principle) LOCATION: Land 20 Metres North Of Powderwells Farm New Alyth 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. 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. SITE PHOTOGRAPHS BACKGROUND AND DESCRIPTION OF PROPOSAL 663
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2 Powderwells Farm lies approximately 0.5km to the south east of New Alyth and 1km to the south of Alyth. To the south of the site there are existing buildings comprising of a derelict traditional steading, ruinous stone walls and a dwelling. To the east, north and west the site is bound by open farmland. The site consists of concrete hardstanding’s, foundations and substructures associated with buildings formerly located on the site. SITE HISTORY N/A PRE-APPLICATION CONSULTATION Pre application Reference: 21/00457/PREAPP 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. 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 53B: Water Environment and Drainage: Foul Drainage 664
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3 Policy 53C: Water Environment and Drainage: Surface Water Drainage Policy 53E: Water Environment and Drainage: Water Supply Policy 1A: Placemaking Policy 1B: Placemaking Policy 5: Infrastructure Contributions Policy 19: Housing in the Countryside OTHER POLICIES Housing in the Countryside Supplementary Guidance Placemaking Supplementary Guidance Developer Contributions Supplementary Guidance CONSULTATION RESPONSES Scottish Water No objection Transport Planning No objection Environmental Health (Contaminated Land) Condition required Development Contributions Officer Condition would be required REPRESENTATIONS No letters of representation received ADDITIONAL STATEMENTS Screening Opinion EIA Not Required Environmental Impact Assessment (EIA): Environmental Report Not applicable Appropriate Assessment Habitats Regulations AA Not Required Design Statement or Design and Access Statement Submitted 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 comprises the approved TAYplan and the adopted LDP2. 665
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4 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. Policy Appraisal Policy 19 - Housing in the Countryside and the Supplementary Guidance 2020, notes that opportunities exist for housing in rural areas to support the viability of communities, meet development needs in appropriate locations while safeguarding the character of the countryside as well as ensuring that a high standard of siting and design is achieved. The development of single houses or groups of houses which fall within the six identified categories will be supported. The Council will support proposals for the erection, or creation through conversion, of single houses and groups of houses in the countryside which fall into at least one of the following categories: 1) Building Groups 2) Infill site 3) New houses in the countryside on defined categories of sites as set out in section 3 of the Supplementary Guidance 4) Renovation or replacement of houses 5) Conversion or replacement of redundant non-domestic buildings 6) Development on rural brownfield land Design and Layout The supporting statement and follow up discussions with the agent maintain that the development of the site meets the definition of Derelict land which was at one time occupied by buildings or structures but these have now been removed. The policy follows on to state OR land directly linked to former buildings or structures which has been so damaged by a former use that it cannot be left to naturalise or be reused for another purpose without first being improved. The agent considers the emphasis on the OR in the definition splits the consideration of the site for policy, the following section covers when development will be permitted. This section doesn’t distinguish and applies to all brownfield land. From the photographs submitted it is accepted that the site does appear to have been largely cleared although some areas of concrete foundations and brick walls remain, and this would comply with the definition of rural brownfield land. No evidence, however, has been submitted that the site is contaminated to the extent that it must be remediated, rather that the site is untidy and would detract from the amenity and setting of the steading site. The intention of category 6 is to allow development on cleared sites which have been significantly degraded by a former use or activity to the extent that the development of a house is the only means by which it is viable to remediate the site. It is appreciated that the applicant may prefer to develop the site but 666
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5 unless evidence can be provided that demonstrates the site is in such a poor condition that it requires to be remediated e.g. it’s condition is causing risk to human health or the wider environment, then the development of a house would meet that requirement of category 6. Residential Amenity The site sits out with the building group and is not bound by any existing dwellings. A dwelling could be accommodated within the site providing adequate amenity and privacy. Roads and Access It is considered that an access to the site could be accommodated, and Transport Planning note standard conditions should permission have been granted. Drainage and Flooding No flood risk and no drainage considerations for the in principle application. Developer Contributions Developer contributions conditions would have been required if the principle of development had been accepted. 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 This application was not varied prior to determination. 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 adopted 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 667
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6 none has been found that would justify overriding the adopted Development Plan. Accordingly the proposal is refused on the grounds identified below. Reasons 1 The proposal is contrary to Policy 19 Housing in the Countryside of the Perth and Kinross Local Development Plan 2 (2019) and the associated Housing in the Countryside Supplementary Guidance (March 2020) as it does not meet any of the criteria within the categories: 1) Building Groups, 2) Infill sites, 3) New houses in the open countryside, 4) Renovation or replacement of houses, 5) Conversion or replacement of redundant non-domestic buildings and 6) Development on rural brownfield land. In particular the site although being formally developed does not meet the definition of rural brownfield land outlined in Category 6. 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 N/A Procedural Notes Not Applicable. PLANS AND DOCUMENTS RELATING TO THIS DECISION 01 02 668
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5(i)(b) LRB-2022-23 LRB-2022-23 21/02290/IPL - Erection of dwellinghouse (in principle), land 20 metres north of Powderwells Farm, New Alyth PLANNING DECISION NOTICE (included in applicant’s submission, pages 661-662) REPORT OF HANDLING (included in applicant’s submission, pages 661-662) REFERENCE DOCUMENTS (part included in applicant’s submission, page 677) 679
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5(i)(c) LRB-2022-23 LRB-2022-23 21/02290/IPL - Erection of dwellinghouse (in principle), land 20 metres north of Powderwells Farm, New Alyth REPRESENTATIONS 691
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5(i)(d) LRB-2022-23 LRB-2022-23 21/02290/IPL - Erection of dwellinghouse (in principle), land 20 metres north of Powderwells Farm, New Alyth FURTHER INFORMATION 703
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1 CDS Planning Local Review Body From: Mark Myles <mark.myles@bidwells.co.uk> Sent: 20 September 2022 11:19 To: CDS Planning Local Review Body Cc: Joan Milne Subject: LRB-2022-23 - Erection of dwellinghouse (in principle) on land 20 metres north of Powderwells Farm, New Alyth (21/02290/IPL) Attachments: 603517-REP-0001-01.pdf CAUTION: This email originated from an external organisation. Do not follow guidance, click links, or open attachments unless you have verified the sender and know the content is safe. Dear Sir/Madam I refer to the above Notice of Review appeal which was considered at the Local Review Body (LRB) meeting on 16 August 2022. In their discussion and consideration of this Notice of Review appeal, it was clear that the LRB had originally indicated their willingness to support the appeal (on a majority decision) and allow planning permission in principle. However the Legal Adviser to the LRB then suggested that it would be more prudent for the LRB to defer their consideration of the appeal pending the submission of a contamination report that addressed the matters set out in the consultation response from the council’s Regulatory Services Manager dated 4th February 2022. This was despite the fact that the consultation response clearly indicated that the council’s standard condition EH41 (requiring a Phase 1 Desk Study) could be applied to any consent i.e. ‘Prior to the commencement of works on site, an evaluation for the potential of the site to be affected by contamination by a previous use should be undertaken and as a minimum, a Preliminary Risk Assessment (Phase 1 Desk Study) will be submitted for consideration by the Council as Planning Authority. If after the preliminary risk assessment identifies the need for further assessment, an intrusive investigation should be undertaken to identify; I. the nature, extent and type(s) of contamination on the site II. measures to treat/remove contamination to ensure the site is fit for the use proposed III. measures to deal with contamination during construction works IV. condition of the site on completion of decontamination measures. Prior to the completion or bringing into use of any part of the development the agreed measures to decontaminate the site shall be fully implemented as approved by the Council as Planning Authority. Validation that the scheme has been fully implemented must also be submitted to the Council as Planning Authority.’ We also note that the advice and procedure that’s been followed by the LRB above is the complete opposite to the procedure that the LRB took when they allowed an appeal for planning permission in principle to erect a house on a site at Broomhill Farm Cottage, Forteviot (LRB 2021/49) at their meeting on 8 March 2022. In that case the decision notice was issued on 10 June 2022 and it is clear that an almost identically worded planning condition to deal with any contamination found on the site was included on the PPP. We are therefore of the view that the LRB were perfectly within their powers to allow our clients appeal (as was evidently their original intention) subject to the inclusion of the above standard condition to deal with any contamination on the site, along with any other conditions that may have been considered necessary. Notwithstanding the above and the additional cost to our clients, we now attach a copy of a Phase 1 Environmental Report that’s been prepared by Allen Gordon in support of the appeal. In the circumstances I would therefore be grateful if this case could be referred back to the earliest LRB for their further consideration, in anticipation that the attached additional report will allow the LRB to support this appeal subject to appropriate conditions. I look forward to hearing from you on the above. Many thanks 705
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Allen Gordon LLP Unit 3, Saltire House Whitefriars Crescent, Perth PH2 0PA t. 01738 639881 e. perth@allengordon.co.uk Client: Mrs J Milne Dervaig Blairgowrie Perthshire PH11 8HE PROPOSED RESIDENTIAL DEVELOPMENT AT POWDERWELLS, ALYTH, PERTHSHIRE PHASE 1 ENVIRONMENTAL REPORT Report Ref. 603517-REP-0001-01 Date 16.09.2022 707
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Proposed Residential Development at Allen Gordon LLP Powderwells, Alyth, Perthshire Phase 1 Environmental Report 16.09.2022 Issue and Revision Record Rev Date Originated Checked Approved Description 01 16.09.22 GF GJD GJD First Issue Unit 3, Saltire House Whitefriars Crescent, Perth PH2 0PA 8 Ardross Street Inverness IV3 5NN Springfield House Laurelhill Business Park Stirling FK7 9JQ t. (01738) 639881 t. (01463) 236516 t. (01786) 406576 e. perth@allengordon.co.uk e. inverness@allengordon.co.uk e. stirling@allengordon.co.uk This document has been prepared for the titled project or named part thereof and may not be relied upon or used in relation to any other project without the prior written authority of Allen Gordon LLP. Allen Gordon accept no responsibility or liability for any consequences of this document being used for a purpose other than the purposes for which it was commissioned. Any person using or relying upon the document for such other purpose agrees, and will by such use or reliance be deemed to have agreed, to indemnify Allen Gordon for any and all resulting loss or damage. Allen Gordon accept no responsibility or liability for this document to any party other than the person by whom it was commissioned. No alterations may be made to this report without the prior approval of Allen Gordon. 708
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09.06.22 Contents 1 Introduction 1 2 Site Details 1 3 Appraisal of Existing Information 2 4 Environmental Setting 4 5 Initial Conceptual Site Model 5 6 Preliminary Risk Assessment 6 7 Conclusion 8 8 Appendices 9 Tables Table 1 Historical Site Summary Table 2 Probability of Risk Being Realised Table 3 Consequence of Risk Being Realised Table 4 Assessed Risk Table 5 Risk Classification Table 6 Risk Assessment Table 7 Intrusive Sampling Plan Appendices Appendix A - Site Location Plan Appendix B - Preliminary Conceptual Site Model Appendix C - Envirocheck Historic Maps Appendix D - SEPA Flood Map Appendix E - Coal Authority Map Extract Appendix F - UK Maps of Radon Appendix G - BGS Superficial Geology Appendix H - BGS Bedrock and Faults 709
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Proposed Residential Development at Allen Gordon LLP Powderwells, Alyth, Perthshire Phase 1 Environmental Report 603517 1 16.09.2022 1 Introduction Allen Gordon LLP were appointed to provide a Phase 1 Environmental Report for a proposed new residential development at Powderwells, Alyth, Perthshire. The aim of this study was to assess the likely ground conditions within the subject area and to evaluate the potential impact of ground conditions on the development. The objectives included: • To establish the documented geological conditions in the vicinity of the site and the surrounding area. • To provide preliminary comment in relation to the potential presence of contamination within the site. • To provide a preliminary assessment of any potential mineral instability constraints based on available documentary information. • To comment upon any obvious restrictions to the development of the site from an engineering perspective. • To construct an initial conceptual site model, prepare a preliminary risk assessment and scope intrusive site investigation works if required. The conceptual model will describe the characteristics of the site and identify the possible pollution linkages, a linkage being the relationship between a contaminant, a receptor capable of being harmed and a pathway capable of exposing a receptor to harm. Examples of receptors include human health and ecosystems. The preliminary risk assessment will consider the probability of a receptor being exposed to a contaminant and the severity of the consequences of such an event. The risk assessment will then be used to determine the level of risk of the site being contaminated. The report will then make recommendations which may involve further site investigation and geochemical testing, a remediation statement or a statement that the site can be considered to be uncontaminated. 2 Site Details 2.01 Site Location & Access The site is located at Ordnance Survey Grid Reference NO 246 470 and the nearest postcode is PH11 8NB. It is accessed by farm track from the east and west. The site occupies an area of approximately 0.17 ha. The site is relatively flat. A location plan is included in Appendix A. 2.02 Properties in Proximity The site is located approximately 0.5km southeast of the village of New Alyth and 1.5km south of the town of Alyth. Powderwells Farm lies directly across the access track to the south and a farm cottage lies approximately 120m to the east. The access track is approximately 0.61km long and meets the public road at both ends (approximately 380m to the east and 230m to the west of the site). The A926 runs roughly parallel to the access track, approximately 400m to the north. 710
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Proposed Residential Development at Allen Gordon LLP Powderwells, Alyth, Perthshire Phase 1 Environmental Report 603517 2 16.09.2022 2.03 Fuel Tanks and Drums There is no evidence or record of fuel tanks or drums in the area. 2.04 Existing Sewerage There are no Scottish Water sewers within the vicinity of the site. 3 Appraisal of Existing Information 3.01 Information Sources The following sources of information have been used in the compilation of this report: Envirocheck Historical Maps (Appendix C) SEPA Flood Map (Appendix D) Online Coal Authority Map (Appendix E) Online Indicative Atlas of Radon in Scotland (Appendix F) BGS Superficial Geology Map (Appendix G) BGS Bedrock Geology Map (Appendix H) 3.02 Site History The history of the site was studied using historical maps of the area from 1865, 1867, 1898, 1900, 1901, 1902, 1927, 1938, 1959, 1973, 1977, 1995, 2006 and 2021. The objective of this study was to determine the former uses of the site and of the surrounding area (typically within 250m), and to obtain any information which may identify potential constraints to its development. The key findings of our historical research are presented in Table 1. Powderwells Farm is shown from the earliest maps to the present day. The maps also indicate that the site was occupied by agricultural buildings from circa 1973 to 2007 Historic site maps can be seen in Appendix C. 711
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Proposed Residential Development at Allen Gordon LLP Powderwells, Alyth, Perthshire Phase 1 Environmental Report 603517 3 16.09.2022 Table 1 - Historical Site Summary Map Edition and Scale Location Key Features Date: 1865 Scale: 1: 2,500 On site The site is open farmland. Off site Powderwells Farm is directly to the south of the proposed site. There is a road approximately 230m to the east. The surrounding land is predominately farmland. Date: 1867 Scale: 1: 10,560 On site The map appears similar to the previous edition. Off site A farm cottage is now shown approximately 120m to the east. Date: 1898 Scale: 1: 2,500 On site The map appears similar to the previous edition. Off site The map appears similar to the previous edition. Date: 1900 Scale: 1: 2,500 On site The map appears similar to the previous edition. Off site The map appears similar to the previous edition. Date: 1901 Scale: 1: 10,560 On site The map appears similar to the previous edition. Off site The map appears similar to the previous edition. Date: 1902 Scale: 1: 10,560 On site The map appears similar to the previous edition. Off site The map appears similar to the previous edition. Date: 1927 Scale: 1: 10,560 On site The map appears similar to the previous edition. Off site The map appears similar to the previous edition. Date: 1938 Scale: 1: 10,560 On site The map appears similar to the previous edition. Off site The map appears similar to the previous edition. Date: 1959 Scale: 1: 10,000 On site The map appears similar to the previous edition. Off site The map appears similar to the previous edition. Date: 1973 Scale: 1: 2,500 On site Agricultural buildings are shown on the site. Off site Additional farm buildings have been constructed directly to the south. Date: 1977 Scale: 1: 10,000 On site The map appears similar to the previous edition. Off site The map appears similar to the previous edition. Date: 1995 Scale: 1: 2,500 On site The map appears similar to the previous edition. Off site The map appears similar to the previous edition. Date: 2000 Scale: 1: 10,000 On site The map appears similar to the previous edition. Off site The map appears similar to the previous edition. Date: 2006 Scale: 1: 10,000 On site The map appears similar to the previous edition. Off site The map appears similar to the previous edition. Date: 2021 Scale: 1: 10,000 On site The agricultural buildings appear to have been removed from the site. Off site The map appears similar to the previous edition. 3.03 Documented Geological Conditions Reference to published geological maps indicates that the superficial deposits are Till, Devensian - Diamicton. Sedimentary superficial deposit formed between 116 and 11.8 thousand years ago during the Quaternary period. The underlying bedrock is identified as Teith Sandstone Formation - Sandstone. Sedimentary bedrock formed between 407.6 and 393.3 million years ago during the Devonian period. By inspection of the BGS online borehole map there are no borehole records within a 0.5km radius of the site. 712
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Proposed Residential Development at Allen Gordon LLP Powderwells, Alyth, Perthshire Phase 1 Environmental Report 603517 4 16.09.2022 3.04 Mining Conditions The online Coal Authority Interactive Map Viewer and database indicates that the site is not located in an area where coal seams are likely to be present. Therefore, no further coal mining investigation is required. An extract for the site is included in Appendix E. 3.05 Quarrying There is no evidence of the existence of quarries within a 500m radius of the site based on the historical maps studied. 3.06 Flooding, Hydrology and Hydrogeological Conditions Reference to the SEPA Indicative River and Coastal Flood Map shows that the site is not at risk from fluvial (watercourse) or coastal flooding in a medium risk (0.5% annual exceedance probability) event. The map shows that there is medium risk of pluvial (surface water) flooding in three small, localised areas in the north of the site. The BGS database does not hold any record of water abstractions within 1km of the site. 4 Environmental Setting 4.01 General This report has been written in the context of a proposed residential development. Should any other use be considered, a further review will be required to establish the baseline conditions. 4.02 Chemical Contamination Based on a study of the history of the site, the presence of contamination on the site is possible. See Section 5 for further discussion. 4.03 Ground Gas Emissions Based on a study of the history of the site, the presence of ground gas emissions on the site is possible. See Section 5 for further discussion. 4.04 Radon With reference to the online Indicative Atlas of Radon in Scotland, the site lies within an area with a maximum radon potential of less than 1%. Therefore, with reference to BR211 Radon: Guidance on protective measures for new buildings (BRE, 2015), no additional radon protection measures are required. 4.05 Mining & Mineral Instability The publicly available information indicates that the site lies outwith areas known to be at risk from mining or quarrying activities. Therefore, no further investigation of mineral instability is required. 713
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Proposed Residential Development at Allen Gordon LLP Powderwells, Alyth, Perthshire Phase 1 Environmental Report 603517 5 16.09.2022 5 Initial Conceptual Site Model 5.01 Characteristics of The Site Powderwells Farm appears on the historical maps from 1865 to the present day. The site is part of the farm and from around 1973 to 2007 was occupied by agricultural buildings. There is a possibility that naturally occurring substances may be present in the ground at levels which could affect human health or influence building materials. Examples include sulphates and arsenic. There are no recorded active water abstractions on or near the site. The site and surrounding land are likely to provide baseflow to the River Isla and the underlying bedrock aquifers. 5.02 Contaminant Sources The following are sources of contamination which could be present given current and historical use:- • Fuel and oil spills from vehicles and small machinery; • Naturally occurring elements and compounds; • Naturally occurring ground gases; • Fertiliser / pesticides; • Debris from demolished buildings. 5.03 Receptors The following receptors have been identified: • The health of future residents, construction workers and maintenance workers • The water environment including groundwater, surface water and artificial drainage. • Building materials and services such as concrete and water supply pipes 5.04 Pathways The principal pathways exposing human health to risk are considered to be direct contact with contaminated soil or leachate (leading to absorption through the skin or ingestion) and the inhalation of dust or gases. There are considered to be two principal pathways exposing the water environment to risk. The first of these is direct seepage to groundwater and the second is surface water runoff. Building materials and services may be exposed to contaminants through direct contact with the soil and groundwater. 5.05 Preliminary Conceptual Site Model A Preliminary CSM has been developed for the site and is presented in Appendix B. 714
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Proposed Residential Development at Allen Gordon LLP Powderwells, Alyth, Perthshire Phase 1 Environmental Report 603517 6 16.09.2022 6 Preliminary Risk Assessment The preliminary risk assessment will consider the probability of a receptor being exposed to a contaminant and the severity of the consequences of such as event. The probability shall be classified as follows: Table 2 - Probability of risk being realised Classification Definition High Likelihood There is pollutant linkage and an event would appear very likely in the short-term and almost inevitable in the long-term. Likely There is pollutant linkage and all the elements are present and in the right place which means that it is probable that an event will occur. Circumstances are such that an event is not inevitable, but possible in the short-term and likely over the long-term. Low likelihood There is pollutant linkage and circumstances are possible under which an event could occur. However, it is by no means certain that even over a long period such an event would take place, and is less likely in the shorter term. Unlikely There is pollutant linkage but circumstances are such that it is improbable that an event would occur even in the very long-term. The severity of consequences shall be classified as follows: Table 3 - Consequence of risk being realised Classification Definition Severe Human health: Highly elevated concentrations likely to result in significant harm to human health (e.g. death, disease, serious injury, genetic mutation). Water environment: Persistent and/or significant effect on water quality; major impact on amenity value or major damage to agriculture or commerce. Building materials and services: Catastrophic damage to buildings or property. Medium Human health: Elevated concentrations which could result in significant harm to human health (e.g. death, disease, serious injury, genetic mutation). Water environment: Significant effect on water quality; reduction in amenity value or significant damage to agriculture or commerce. Building materials and services: Significant damage to buildings or property. Mild Human health: Exposure to humans unlikely to lead to significant harm; exposure could lead to slight short-term effects (e.g. mild skin rash). Water environment: Minimal or short-lived effect on water quality; marginal effect on amenity value, agriculture or commerce. Building materials and services: Minor damage to buildings or property (e.g. surface spalling of concrete). Minor Human health: No measurable effect on humans. Water environment: Insubstantial pollution incident with no observed effect on water quality. Building materials and services: Repairable effects of damage to buildings, property and services. The risk, taking into account probability and severity of consequence, will be classified as follows: Table 4 – Assessed Risk Severe Medium Mild Minor High likelihood Very high risk High risk Moderate risk Low risk Likely High risk Moderate risk Moderate/low risk Low risk Low likelihood Moderate risk Moderate/low risk Low risk Very low risk Unlikely Moderate/low risk Low risk Very low risk Very low risk Where the classifications can be described as follows: 715
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Proposed Residential Development at Allen Gordon LLP Powderwells, Alyth, Perthshire Phase 1 Environmental Report 603517 7 16.09.2022 Table 5 - Risk classification Risk classification definitions Definition High risk Harm is likely to arise to a designated receptor from an identified hazard at the site without remediation action. Realisation of the risk is likely to present a substantial liability to the site owner or occupiers. Investigation is required as a matter of urgency to clarify the risk. Remediation works may be necessary in the short-term and are likely over the longer term. Moderate risk It is possible that harm could arise to a designated receptor from an identified hazard. However, it is relatively unlikely that any such harm would be severe, and if any harm were to occur it is more likely that the harm would be relatively mild. Further investigation work is normally required to clarify the risk and to determine the potential liability to the site owner or occupiers. Some remediation works may be required in the longer term. Low risk It is possible that harm could arise to a designated receptor from an identified hazard, but it is likely at worst that this harm if realised would normally be mild. It is unlikely that the site owner or occupiers would face substantial liabilities from such a risk. Further, limited investigative work to clarify the risk may be required. Any subsequent remediation works are likely to be relatively limited. Very low risk It is possible that harm could arise to a designated receptor, but it is likely at worst that this harm if realised would normally be mild or minor. No potential risk: there is any potential risk if no pollution linkage has been established. Table 6 - Risk Assessment Pollution Linkage Contaminant source Pathway Receptor Likelihood of occurrence Severity Assessed risk Fuel spill Direct contact or inhalation Human health Low Mild Low Natural substances Direct contact or inhalation Human health Low Mild Low Demolition material /debris Direct Contact Human health Likely Medium Moderate Fuel spill Direct seepage Water environment Low Minor Low Fuel spill Surface water runoff Water environment Low Minor Low Fuel spill Direct contact Buildings and services Low Minor Low Natural substances Direct contact Buildings and services Low Minor Low The above table demonstrates that the assessed risk to receptors in general is classified as moderate. 716
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Proposed Residential Development at Allen Gordon LLP Powderwells, Alyth, Perthshire Phase 1 Environmental Report 603517 8 16.09.2022 7 Conclusion Overall, the risk from contamination has been assessed as moderate. Therefore, it recommended that geochemical testing be carried out to test for any contamination to the site. Intrusive investigation will be required in due course for foundation design and to check from ground water. Geochemical testing will also be required in due course for UKWIR. Table 7 - Intrusive sampling plan Investigation Method Justification/Description Number Depth Range Sample Strategy / Density Comments Trial Pits To determine the nature, composition and distribution of the superficial materials and to obtain representative samples for chemical analysis. 10 0.2m to 1.0m bgl Non-targeted general site assessment. Samples obtained for geochemical analysis. The Phase 1 Report has not identified any constraints to the proposed development to the site. 717
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Proposed Residential Development at Allen Gordon LLP Powderwells, Alyth, Perthshire Phase 1 Environmental Report 603517 9 16.09.2022 8 Appendices 718
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Proposed Residential Development at Allen Gordon LLP Powderwells, Alyth, Perthshire Phase 1 Environmental Report 603517 10 16.09.2022 Appendix A – Site Location Plan 719
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Proposed Residential Development at Allen Gordon LLP Powderwells, Alyth, Perthshire Phase 1 Environmental Report 603517 11 16.09.2022 Appendix B - Preliminary Conceptual Site Model 721
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Proposed Residential Development at Allen Gordon LLP Powderwells, Alyth, Perthshire Phase 1 Environmental Report 603517 12 16.09.2022 Appendix C – Envirocheck Historic Maps 722
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Order Details Site Details Site at 324640, 747030 Order Number: Customer Ref: National Grid Reference: Slice: Site Area (Ha): Search Buffer (m): 300442248_1_1 603517 324740, 747030 A 0.22 1000 Tel: Fax: Web: 0844 844 9952 0844 844 9951 www.envirocheck.co.uk Page 1 of 12A Landmark Information Group Service v50.0 26-Aug-2022 Historical Map - Slice A Ordnance Survey County Series 1:10,560 Ordnance Survey Plan 1:10,000 1:10,000 Raster Mapping Historical Mapping Legends Historical Mapping & Photography included: Forfarshire Perthshire Perthshire Forfarshire Forfarshire Perthshire Ordnance Survey Plan Ordnance Survey Plan 10K Raster Mapping 10K Raster Mapping VectorMap Local 1:10,560 1:10,560 1:10,560 1:10,560 1:10,560 1:10,560 1:10,000 1:10,000 1:10,000 1:10,000 1:10,000 1865 1867 1901 - 1902 1902 - 1903 1927 1938 1959 1977 2000 - 2001 2006 2021 2 3 4 5 6 7 8 9 10 11 12 Mapping Type Scale Date Pg 723
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Order Details Site Details Site at 324640, 747030 Order Number: Customer Ref: National Grid Reference: Slice: Site Area (Ha): Search Buffer (m): 300442248_1_1 603517 324740, 747030 A 0.22 1000 Tel: Fax: Web: 0844 844 9952 0844 844 9951 www.envirocheck.co.uk Page 2 of 12A Landmark Information Group Service v50.0 26-Aug-2022 Forfarshire Published 1865 Source map scale - 1:10,560 The historical maps shown were reproduced from maps predominantly held at the scale adopted for England, Wales and Scotland in the 1840`s. In 1854 the 1:2,500 scale was adopted for mapping urban areas; these maps were used to update the 1:10,560 maps. The published date given therefore is often some years later than the surveyed date. Before 1938, all OS maps were based on the Cassini Projection, with independent surveys of a single county or group of counties, giving rise to significant inaccuracies in outlying areas. In the late 1940`s, a Provisional Edition was produced, which updated the 1:10,560 mapping from a number of sources. The maps appear unfinished - with all military camps and other strategic sites removed. These maps were initially overprinted with the National Grid. In 1970, the first 1:10,000 maps were produced using the Transverse Mercator Projection. The revision process continued until recently, with new editions appearing every 10 years or so for urban areas. Historical Map - Slice A Map Name(s) and Date(s) 724
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Order Details Site Details Site at 324640, 747030 Order Number: Customer Ref: National Grid Reference: Slice: Site Area (Ha): Search Buffer (m): 300442248_1_1 603517 324740, 747030 A 0.22 1000 Tel: Fax: Web: 0844 844 9952 0844 844 9951 www.envirocheck.co.uk Page 3 of 12A Landmark Information Group Service v50.0 26-Aug-2022 Perthshire Published 1867 Source map scale - 1:10,560 The historical maps shown were reproduced from maps predominantly held at the scale adopted for England, Wales and Scotland in the 1840`s. In 1854 the 1:2,500 scale was adopted for mapping urban areas; these maps were used to update the 1:10,560 maps. The published date given therefore is often some years later than the surveyed date. Before 1938, all OS maps were based on the Cassini Projection, with independent surveys of a single county or group of counties, giving rise to significant inaccuracies in outlying areas. In the late 1940`s, a Provisional Edition was produced, which updated the 1:10,560 mapping from a number of sources. The maps appear unfinished - with all military camps and other strategic sites removed. These maps were initially overprinted with the National Grid. In 1970, the first 1:10,000 maps were produced using the Transverse Mercator Projection. The revision process continued until recently, with new editions appearing every 10 years or so for urban areas. Historical Map - Slice A Map Name(s) and Date(s) 725
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Order Details Site Details Site at 324640, 747030 Order Number: Customer Ref: National Grid Reference: Slice: Site Area (Ha): Search Buffer (m): 300442248_1_1 603517 324740, 747030 A 0.22 1000 Tel: Fax: Web: 0844 844 9952 0844 844 9951 www.envirocheck.co.uk Page 4 of 12A Landmark Information Group Service v50.0 26-Aug-2022 Perthshire Published 1901 - 1902 Source map scale - 1:10,560 The historical maps shown were reproduced from maps predominantly held at the scale adopted for England, Wales and Scotland in the 1840`s. In 1854 the 1:2,500 scale was adopted for mapping urban areas; these maps were used to update the 1:10,560 maps. The published date given therefore is often some years later than the surveyed date. Before 1938, all OS maps were based on the Cassini Projection, with independent surveys of a single county or group of counties, giving rise to significant inaccuracies in outlying areas. In the late 1940`s, a Provisional Edition was produced, which updated the 1:10,560 mapping from a number of sources. The maps appear unfinished - with all military camps and other strategic sites removed. These maps were initially overprinted with the National Grid. In 1970, the first 1:10,000 maps were produced using the Transverse Mercator Projection. The revision process continued until recently, with new editions appearing every 10 years or so for urban areas. Historical Map - Slice A Map Name(s) and Date(s) 726
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Order Details Site Details Site at 324640, 747030 Order Number: Customer Ref: National Grid Reference: Slice: Site Area (Ha): Search Buffer (m): 300442248_1_1 603517 324740, 747030 A 0.22 1000 Tel: Fax: Web: 0844 844 9952 0844 844 9951 www.envirocheck.co.uk Page 5 of 12A Landmark Information Group Service v50.0 26-Aug-2022 Forfarshire Published 1902 - 1903 Source map scale - 1:10,560 The historical maps shown were reproduced from maps predominantly held at the scale adopted for England, Wales and Scotland in the 1840`s. In 1854 the 1:2,500 scale was adopted for mapping urban areas; these maps were used to update the 1:10,560 maps. The published date given therefore is often some years later than the surveyed date. Before 1938, all OS maps were based on the Cassini Projection, with independent surveys of a single county or group of counties, giving rise to significant inaccuracies in outlying areas. In the late 1940`s, a Provisional Edition was produced, which updated the 1:10,560 mapping from a number of sources. The maps appear unfinished - with all military camps and other strategic sites removed. These maps were initially overprinted with the National Grid. In 1970, the first 1:10,000 maps were produced using the Transverse Mercator Projection. The revision process continued until recently, with new editions appearing every 10 years or so for urban areas. Historical Map - Slice A Map Name(s) and Date(s) 727
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Order Details Site Details Site at 324640, 747030 Order Number: Customer Ref: National Grid Reference: Slice: Site Area (Ha): Search Buffer (m): 300442248_1_1 603517 324740, 747030 A 0.22 1000 Tel: Fax: Web: 0844 844 9952 0844 844 9951 www.envirocheck.co.uk Page 6 of 12A Landmark Information Group Service v50.0 26-Aug-2022 Forfarshire Published 1927 Source map scale - 1:10,560 The historical maps shown were reproduced from maps predominantly held at the scale adopted for England, Wales and Scotland in the 1840`s. In 1854 the 1:2,500 scale was adopted for mapping urban areas; these maps were used to update the 1:10,560 maps. The published date given therefore is often some years later than the surveyed date. Before 1938, all OS maps were based on the Cassini Projection, with independent surveys of a single county or group of counties, giving rise to significant inaccuracies in outlying areas. In the late 1940`s, a Provisional Edition was produced, which updated the 1:10,560 mapping from a number of sources. The maps appear unfinished - with all military camps and other strategic sites removed. These maps were initially overprinted with the National Grid. In 1970, the first 1:10,000 maps were produced using the Transverse Mercator Projection. The revision process continued until recently, with new editions appearing every 10 years or so for urban areas. Historical Map - Slice A Map Name(s) and Date(s) 728
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Order Details Site Details Site at 324640, 747030 Order Number: Customer Ref: National Grid Reference: Slice: Site Area (Ha): Search Buffer (m): 300442248_1_1 603517 324740, 747030 A 0.22 1000 Tel: Fax: Web: 0844 844 9952 0844 844 9951 www.envirocheck.co.uk Page 7 of 12A Landmark Information Group Service v50.0 26-Aug-2022 Perthshire Published 1938 Source map scale - 1:10,560 The historical maps shown were reproduced from maps predominantly held at the scale adopted for England, Wales and Scotland in the 1840`s. In 1854 the 1:2,500 scale was adopted for mapping urban areas; these maps were used to update the 1:10,560 maps. The published date given therefore is often some years later than the surveyed date. Before 1938, all OS maps were based on the Cassini Projection, with independent surveys of a single county or group of counties, giving rise to significant inaccuracies in outlying areas. In the late 1940`s, a Provisional Edition was produced, which updated the 1:10,560 mapping from a number of sources. The maps appear unfinished - with all military camps and other strategic sites removed. These maps were initially overprinted with the National Grid. In 1970, the first 1:10,000 maps were produced using the Transverse Mercator Projection. The revision process continued until recently, with new editions appearing every 10 years or so for urban areas. Historical Map - Slice A Map Name(s) and Date(s) 729
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Order Details Site Details Site at 324640, 747030 Order Number: Customer Ref: National Grid Reference: Slice: Site Area (Ha): Search Buffer (m): 300442248_1_1 603517 324740, 747030 A 0.22 1000 Tel: Fax: Web: 0844 844 9952 0844 844 9951 www.envirocheck.co.uk Page 8 of 12A Landmark Information Group Service v50.0 26-Aug-2022 Ordnance Survey Plan Published 1959 Source map scale - 1:10,000 The historical maps shown were reproduced from maps predominantly held at the scale adopted for England, Wales and Scotland in the 1840`s. In 1854 the 1:2,500 scale was adopted for mapping urban areas; these maps were used to update the 1:10,560 maps. The published date given therefore is often some years later than the surveyed date. Before 1938, all OS maps were based on the Cassini Projection, with independent surveys of a single county or group of counties, giving rise to significant inaccuracies in outlying areas. In the late 1940`s, a Provisional Edition was produced, which updated the 1:10,560 mapping from a number of sources. The maps appear unfinished - with all military camps and other strategic sites removed. These maps were initially overprinted with the National Grid. In 1970, the first 1:10,000 maps were produced using the Transverse Mercator Projection. The revision process continued until recently, with new editions appearing every 10 years or so for urban areas. Historical Map - Slice A Map Name(s) and Date(s) 730
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Order Details Site Details Site at 324640, 747030 Order Number: Customer Ref: National Grid Reference: Slice: Site Area (Ha): Search Buffer (m): 300442248_1_1 603517 324740, 747030 A 0.22 1000 Tel: Fax: Web: 0844 844 9952 0844 844 9951 www.envirocheck.co.uk Page 9 of 12A Landmark Information Group Service v50.0 26-Aug-2022 Ordnance Survey Plan Published 1977 Source map scale - 1:10,000 The historical maps shown were reproduced from maps predominantly held at the scale adopted for England, Wales and Scotland in the 1840`s. In 1854 the 1:2,500 scale was adopted for mapping urban areas; these maps were used to update the 1:10,560 maps. The published date given therefore is often some years later than the surveyed date. Before 1938, all OS maps were based on the Cassini Projection, with independent surveys of a single county or group of counties, giving rise to significant inaccuracies in outlying areas. In the late 1940`s, a Provisional Edition was produced, which updated the 1:10,560 mapping from a number of sources. The maps appear unfinished - with all military camps and other strategic sites removed. These maps were initially overprinted with the National Grid. In 1970, the first 1:10,000 maps were produced using the Transverse Mercator Projection. The revision process continued until recently, with new editions appearing every 10 years or so for urban areas. Historical Map - Slice A Map Name(s) and Date(s) 731
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Order Details Site Details Site at 324640, 747030 Order Number: Customer Ref: National Grid Reference: Slice: Site Area (Ha): Search Buffer (m): 300442248_1_1 603517 324740, 747030 A 0.22 1000 Tel: Fax: Web: 0844 844 9952 0844 844 9951 www.envirocheck.co.uk Page 10 of 12A Landmark Information Group Service v50.0 26-Aug-2022 10k Raster Mapping Published 2000 - 2001 Source map scale - 1:10,000 The historical maps shown were produced from the Ordnance Survey`s 1:10,000 colour raster mapping. These maps are derived from Landplan which replaced the old 1:10,000 maps originally published in 1970. The data is highly detailed showing buildings, fences and field boundaries as well as all roads, tracks and paths. Road names are also included together with the relevant road number and classification. Boundary information depiction includes county, unitary authority, district, civil parish and constituency. Historical Map - Slice A Map Name(s) and Date(s) 732
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Order Details Site Details Site at 324640, 747030 Order Number: Customer Ref: National Grid Reference: Slice: Site Area (Ha): Search Buffer (m): 300442248_1_1 603517 324740, 747030 A 0.22 1000 Tel: Fax: Web: 0844 844 9952 0844 844 9951 www.envirocheck.co.uk Page 11 of 12A Landmark Information Group Service v50.0 26-Aug-2022 10k Raster Mapping Published 2006 Source map scale - 1:10,000 The historical maps shown were produced from the Ordnance Survey`s 1:10,000 colour raster mapping. These maps are derived from Landplan which replaced the old 1:10,000 maps originally published in 1970. The data is highly detailed showing buildings, fences and field boundaries as well as all roads, tracks and paths. Road names are also included together with the relevant road number and classification. Boundary information depiction includes county, unitary authority, district, civil parish and constituency. dummy Historical Map - Slice A Map Name(s) and Date(s) 733
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Order Details Site Details Site at 324640, 747030 Order Number: Customer Ref: National Grid Reference: Slice: Site Area (Ha): Search Buffer (m): 300442248_1_1 603517 324740, 747030 A 0.22 1000 Tel: Fax: Web: 0844 844 9952 0844 844 9951 www.envirocheck.co.uk Page 12 of 12A Landmark Information Group Service v50.0 26-Aug-2022 VectorMap Local Published 2021 Source map scale - 1:10,000 VectorMap Local (Raster) is Ordnance Survey's highest detailed 'backdrop' mapping product. These maps are produced from OS's VectorMap Local, a simple vector dataset at a nominal scale of 1:10,000, covering the whole of Great Britain, that has been designed for creating graphical mapping. OS VectorMap Local is derived from large-scale information surveyed at 1:1250 scale (covering major towns and cities),1:2500 scale (smaller towns, villages and developed rural areas), and 1:10 000 scale (mountain, moorland and river estuary areas). Historical Map - Slice A Map Name(s) and Date(s) 734
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Order Details Site Details Site at 324640, 747030 Order Number: Customer Ref: National Grid Reference: Slice: Site Area (Ha): Search Buffer (m): 300442248_1_1 603517 324740, 747030 A 0.22 100 Tel: Fax: Web: 0844 844 9952 0844 844 9951 www.envirocheck.co.uk Page 1 of 7A Landmark Information Group Service v50.0 26-Aug-2022 Historical Map - Segment A13 Ordnance Survey County Series and Ordnance Survey Plan 1:2,500 Ordnance Survey Plan, Additional SIMs and Supply of Unpublished Survey Information 1:2,500 and 1:1,250 Large-Scale National Grid Data 1:2,500 and 1:1,250 Historical Mapping Legends Historical Mapping & Photography included: Perthshire Perthshire Perthshire Ordnance Survey Plan Large-Scale National Grid Data Historical Aerial Photography 1:2,500 1:2,500 1:2,500 1:2,500 1:2,500 1:2,500 1865 1898 1900 1973 1995 2007 2 3 4 5 6 7 Mapping Type Scale Date Pg 735
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Order Details Site Details Site at 324640, 747030 Order Number: Customer Ref: National Grid Reference: Slice: Site Area (Ha): Search Buffer (m): 300442248_1_1 603517 324740, 747030 A 0.22 100 Tel: Fax: Web: 0844 844 9952 0844 844 9951 www.envirocheck.co.uk Page 2 of 7A Landmark Information Group Service v50.0 26-Aug-2022 Perthshire Published 1865 Source map scale - 1:2,500 The historical maps shown were reproduced from maps predominantly held at the scale adopted for England, Wales and Scotland in the 1840`s. In 1854 the 1:2,500 scale was adopted for mapping urban areas and by 1896 it covered the whole of what were considered to be the cultivated parts of Great Britain. The published date given below is often some years later than the surveyed date. Before 1938, all OS maps were based on the Cassini Projection, with independent surveys of a single county or group of counties, giving rise to significant inaccuracies in outlying areas. Historical Map - Segment A13 Map Name(s) and Date(s) 736
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Order Details Site Details Site at 324640, 747030 Order Number: Customer Ref: National Grid Reference: Slice: Site Area (Ha): Search Buffer (m): 300442248_1_1 603517 324740, 747030 A 0.22 100 Tel: Fax: Web: 0844 844 9952 0844 844 9951 www.envirocheck.co.uk Page 3 of 7A Landmark Information Group Service v50.0 26-Aug-2022 Perthshire Published 1898 Source map scale - 1:2,500 The historical maps shown were reproduced from maps predominantly held at the scale adopted for England, Wales and Scotland in the 1840`s. In 1854 the 1:2,500 scale was adopted for mapping urban areas and by 1896 it covered the whole of what were considered to be the cultivated parts of Great Britain. The published date given below is often some years later than the surveyed date. Before 1938, all OS maps were based on the Cassini Projection, with independent surveys of a single county or group of counties, giving rise to significant inaccuracies in outlying areas. Historical Map - Segment A13 Map Name(s) and Date(s) 737
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Order Details Site Details Site at 324640, 747030 Order Number: Customer Ref: National Grid Reference: Slice: Site Area (Ha): Search Buffer (m): 300442248_1_1 603517 324740, 747030 A 0.22 100 Tel: Fax: Web: 0844 844 9952 0844 844 9951 www.envirocheck.co.uk Page 4 of 7A Landmark Information Group Service v50.0 26-Aug-2022 Perthshire Published 1900 Source map scale - 1:2,500 The historical maps shown were reproduced from maps predominantly held at the scale adopted for England, Wales and Scotland in the 1840`s. In 1854 the 1:2,500 scale was adopted for mapping urban areas and by 1896 it covered the whole of what were considered to be the cultivated parts of Great Britain. The published date given below is often some years later than the surveyed date. Before 1938, all OS maps were based on the Cassini Projection, with independent surveys of a single county or group of counties, giving rise to significant inaccuracies in outlying areas. Historical Map - Segment A13 Map Name(s) and Date(s) 738
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Order Details Site Details Site at 324640, 747030 Order Number: Customer Ref: National Grid Reference: Slice: Site Area (Ha): Search Buffer (m): 300442248_1_1 603517 324740, 747030 A 0.22 100 Tel: Fax: Web: 0844 844 9952 0844 844 9951 www.envirocheck.co.uk Page 5 of 7A Landmark Information Group Service v50.0 26-Aug-2022 Ordnance Survey Plan Published 1973 Source map scale - 1:2,500 The historical maps shown were reproduced from maps predominantly held at the scale adopted for England, Wales and Scotland in the 1840`s. In 1854 the 1:2,500 scale was adopted for mapping urban areas and by 1896 it covered the whole of what were considered to be the cultivated parts of Great Britain. The published date given below is often some years later than the surveyed date. Before 1938, all OS maps were based on the Cassini Projection, with independent surveys of a single county or group of counties, giving rise to significant inaccuracies in outlying areas. Historical Map - Segment A13 Map Name(s) and Date(s) 739
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Order Details Site Details Site at 324640, 747030 Order Number: Customer Ref: National Grid Reference: Slice: Site Area (Ha): Search Buffer (m): 300442248_1_1 603517 324740, 747030 A 0.22 100 Tel: Fax: Web: 0844 844 9952 0844 844 9951 www.envirocheck.co.uk Page 6 of 7A Landmark Information Group Service v50.0 26-Aug-2022 Large-Scale National Grid Data Published 1995 Source map scale - 1:2,500 'Large Scale National Grid Data' superseded SIM cards (Ordnance Survey's 'Survey of Information on Microfilm') in 1992, and continued to be produced until 1999. These maps were the fore-runners of digital mapping and so provide detailed information on houses and roads, but tend to show less topographic features such as vegetation. These maps were produced at both 1:2,500 and 1:1,250 scales. Historical Map - Segment A13 Map Name(s) and Date(s) 740
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Order Details Site Details Site at 324640, 747030 Order Number: Customer Ref: National Grid Reference: Slice: Site Area (Ha): Search Buffer (m): 300442248_1_1 603517 324740, 747030 A 0.22 100 Tel: Fax: Web: 0844 844 9952 0844 844 9951 www.envirocheck.co.uk Page 7 of 7A Landmark Information Group Service v50.0 26-Aug-2022 Historical Aerial Photography Published 2007 This aerial photography was produced by Getmapping, these vertical aerial photographs provide a seamless, full colour survey of the whole of Great Britain Historical Aerial Photography - Segment A13 741
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Proposed Residential Development at Allen Gordon LLP Powderwells, Alyth, Perthshire Phase 1 Environmental Report 603517 13 16.09.2022 Appendix D - SEPA Flood Map Appendix E - Coal Authority Map Extract 742
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Proposed Residential Development at Allen Gordon LLP Powderwells, Alyth, Perthshire Phase 1 Environmental Report 603517 14 16.09.2022 Appendix F - UK Maps of Radon Appendix G – BGS Superficial Geology 743
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Proposed Residential Development at Allen Gordon LLP Powderwells, Alyth, Perthshire Phase 1 Environmental Report 603517 15 16.09.2022 Appendix H – BGS Bedrock and Faults 744
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1 CDS Planning Local Review Body From: Joanne Ferguson Sent: 05 December 2022 10:56 To: Jessica Guild; CDS Planning Local Review Body Cc: Colin Elliott Subject: FW: LRB - 21/02290/IPL Powderwells Attachments: 301122 memo for LRB.doc Jessica Please find response attached from Contaminated Land Officer and based on this response please find my further comment below related back to Category 6 of the Housing in the Countryside Policy. Category 6 is in 3 parts (1)the definition of brownfield land, (2) when development will be permitted and (3)the policy requirements. (1)The site was at one time occupied by buildings so therefore we move to the next part which defines when development will be permitted. (2)The policy is clear many sites which are defined as brownfield have little or no environmental impact and can be left to return to a natural state over time and even on sites where contamination is present they may not need remediated if there is no significant risk to human health or the wider environment. This category of the policy is not intended to allow the redevelopment of sites like these, nor is it intended to permit the redevelopment of sites for housing where buildings have simply been allowed to fall into disrepair. This category is intended to allow small scale housing proposals on cleared sites which have been significantly degraded by a former use or activity, and where the redevelopment of the site for housing is the only means by which it is viable to remediate the site. (3)The report submitted as considered by the Contaminated Land Officer does not provide the justification as required by the policy. It should also be noted that the report has not been accompanied by a remediation plan as required by the policy the conclusion on page 7 of the report states The Phase 1 Report has not identified any constraints to the proposed development to the site. Regards Joanne Ferguson Planning Officer Development Management Planning & Development Perth & Kinross Council Pullar House 35 Kinnoull Street Perth PH1 5GD Web www.pkc.gov.uk Please do not print this email unless you really have to Follow us on Twitter 745
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M e m o r To Development Management & Building Standards Service Manager Your ref 21/02290/IPL Date 30/11/2022 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 21/02290/IPL RE: Erection of dwellinghouse (in principle) at Land 60 Metres North of Powderwells Farm New Alyth Blairgowrie for Mr & Mrs I Milne Contaminated Land Comments There is a legal definition of contaminated land – that which presents a significant risk to human health and/or the environment which this site does not. It is normal practice for rural authorities to assign conditions on lower risk sites as the presence of contamination in the ground needs to be determined and information obtained also influences design and engineering aspects. In the absence of soil analysis, there is no evidence to suggest that this particular development differs from any other steading conversion in terms of potential risk of contamination. 746
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1 CDS Planning Local Review Body From: Mark Myles <mark.myles@bidwells.co.uk> Sent: 07 December 2022 15:00 To: CDS Planning Local Review Body Subject: RE: LRB-2022-23 CAUTION: This email originated from an external organisation. Do not follow guidance, click links, or open attachments unless you have verified the sender and know the content is safe. Thank you for your further email and letter of 6th December inviting our response to the additional comments received from the council’s Contaminated Land Officer and Planning Service. The Contaminated Land officer’s previous consultation response recommended a condition be applied to any approval requiring a detailed evaluation of the site and is the point that we made in our previous response dated 20th September. The planning officer’s latest response implies that this is not a brownfield site because it can return to a natural state over time. As stated previously it would have been helpful if the planning officer had actually visited the site during the consideration of the application as the buildings on the site were removed over 20 years ago i.e. they haven’t been removed recently or simply been allowed to deliberately fall into disrepair. The site therefore complies with the definition given in the supplementary guidance i.e. ‘derelict land which was at one time occupied by buildings and structures but these have now been removed….and where significant areas of hardstanding, foundation and substructures remain and could not be left to simply naturalise without first being removed and the condition of the site improved.’ The planning officer states that this category of the policy is intended to allow small scale housing proposals on cleared sites which have been significantly degraded by a former use or activity and where the redevelopment of the site for housing is the only means by which it is viable to remediate the site. We totally agree. The existence of the concrete foundations, hardstanding’s, small brick walls and metal rods across the site, which was cleared around 20 years ago, should provide any decision maker with sufficient evidence that this site will not naturalise itself over time, and highlights precisely the reason why this site conforms to the stated policy requirements. The Scottish Government will shortly adopt NPF4 and this will take precedence over LDP policy where there is any conflict. Within NPF4, Policy 17 on Rural Housing is also likely to allow for the approval and ‘reuse of brownfield land where a return to a natural state has not or will not happen without intervention’. For these reasons and the reasons set out in our original appeal statement dated May 2022, and further response dated 20th September, we would ask the LRB to allow this appeal and grant planning permission in principle. Kind regards Mark To help protect your privacy, Microsoft Office prevented automatic download of this picture from the Internet. Mark Myles Partner, Head of Planning Scotland Broxden House, Lamberkine Drive, Perth, Scotland. PH1 1RA DD: 01738 230154 | M: 07717 512203 | bidwells.co.uk 747
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