25/01217/Fll
Perth and Kinross Council · 7 January 2026
Back to Planning and Placemaking Committee — 7 January 2026 and its agenda
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Perth and Kinross Council Planning and Placemaking Committee - 7 January 2026 Report of Handling by Development Management and Building Standards Service Manager (Report No. 26/6) Proposal: Alterations, extension and subdivision of retail unit to form 2 retail units Location: 16 - 18 County Place, Perth, PH2 8EE Ref. No: 25/01217/FLL Ward No: P12- Perth City Centre Summary This report recommends approval of the application as the development is considered to comply with the relevant provisions of the Development Plan and there are no material considerations apparent which outweigh the Development Plan. Background and Description of Proposal 1 The proposal is for the alterations, extension and subdivision of an existing retail unit to form 2 retail units at 16-18 County Place and 15 Hospital Street. 2 The applicant has stated that the units will likely be leased to specialist traders, similar to the previous occupant, John Ferguson Work & Leisure. 3 The building is located within the Perth Central Conservation Area and is unlisted. However, there are a number of listed buildings in the vicinity. Site History 4 No relevant site history. Pre-Application Consultation 5 Pre application Reference: No formal pre-application consultation was undertaken. 6 The proposed development is not classed as a major development in terms of the Town and Country Planning (Hierarchy of Developments) (Scotland)
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Regulations 2009, therefore the applicant was not required to undertake not any formal pre-application consultation with the local community. Development Plan 7 The Development Plan for the area comprises National Planning Framework 4 and the Perth and Kinross Local Development Plan 2 (2019) along with its associated statutory supplementary guidance. National Planning Framework 4 8 The National Planning Framework 4 (NPF4) is the Scottish Government’s long- term spatial strategy with a comprehensive set of national planning policies. This strategy sets out how to improve people’s lives by making sustainable, liveable and productive spaces. NPF4 has an increased status over previous NPFs and comprises part of the statutory development plan. 9 The Council’s assessment of this application has considered the following policies of NPF4: • Policy 7: Historic Assets and Places • Policy 13: Sustainable Transport • Policy 14: Design, Quality and Place • Policy 23: Health & Safety • Policy 27: City, Town, Local and Commercial Centres Perth and Kinross Local Development Plan 2019 10 The Local Development Plan 2 (2019) (LDP2) sets out a vision statement for the area and states that, “Our vision is of a Perth and Kinross which is dynamic, attractive and effective which protects its assets whilst welcoming population and economic growth.” It is the most recent statement of Council policy and is augmented by Supplementary Guidance. 11 The principal relevant policies are, in summary; • Policy 1A: Placemaking • Policy 1B: Placemaking • Policy 5: Infrastructure Contributions • Policy 11: Perth City Centre Secondary Uses Area • Policy 17: Residential Areas • Policy 28A: Conservation Areas New Development • Policy 56: Noise Pollution • Policy 60B: Transport Standards and Accessibility Requirements: New Development Proposals
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Statutory Supplementary Guidance • Supplementary Guidance - Placemaking (adopted in 2020) Other Material Considerations PKC Non-Statutory Guidance • Conservation areas National Guidance 12 The Scottish Government expresses its planning policies through Planning Notes, Creating Places, Designing Streets, National Roads Development Guide and a series of Circulars in addition to NPF4. Those relevant are listed below. Planning Advice Notes 13 The following Scottish Government Planning Advice Notes (PANs) and Guidance Documents are of relevance to the proposal: • PAN 68 Design Statements • PAN 75 Planning for Transport Creating Places 2013 14 Creating Places is the Scottish Government’s policy statement on architecture and place. It sets out the comprehensive value good design can deliver. It notes that successful places can unlock opportunities, build vibrant communities and contribute to a flourishing economy and set out actions that can achieve positive changes in our places. National Roads Development Guide 2014 15 This document supports Designing Streets and expands on its principles and is the technical advice that should be followed in designing and approving of all streets including parking provision. Local Place Plans 16 Local Place Plans are community-led plans setting out proposals for the development and use of land and set out a community’s aspirations for its future development. There are no Local Place Plans currently adopted for the area. Consultations 17 As part of the planning application process the following bodies were consulted:
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External 18 Scottish Water - No objection. Internal 19 Structures & Flooding - No objection. Representations 20 6 letters of objections. The main issues raised within the representations are: • Impact on conservation area and historic setting of adjacent listed buildings (in particular the A-listed King James Hospital VI building) • Traffic and road safety • Noise and disturbance • Waste management concerns • Flood risk • Ambiguity of use 21 The following issues are not defined as ‘material’ planning considerations: • Ownership disputes/encroachment onto communally owned land. • Applicant reputation and alleged use as fast-food takeaway. Additional Statements Screening Opinion EIA not required Environmental Impact Assessment (EIA): Environmental Report not applicable Appropriate Assessment under Habitats Regulations AA not required Design Statement or Design and Access Statement not required Report on Impact or Potential Impact eg Flood Risk Assessment not required Appraisal 22 Sections 25 and 37(2) of the Town & Country Planning (Scotland) Act 1997 (as amended) require the determination of the proposal to be made in accordance with the provisions of the Development Plan, unless material considerations indicate otherwise. The Development Plan comprises NPF4, the Perth and Kinross Local Development Plan 2019 and statutory supplementary guidance. The relevant policy considerations are outlined in the policy section above and are considered in more detail below. In terms of other material considerations,
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this involves considerations of the Council’s other approved policies and supplementary guidance as outlined above. 23 In this instance, section 14(2) of the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997 places a duty on planning authorities in determining such an application as this to have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses. 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. 24 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. Principle 25 The site is situated in central Perth and is designated as “City Centre: Secondary Uses”. within the Perth and Kinross Local Development Plan 2 (2019) (LDP2). LDP2 Policy 11 (Perth City Centre Secondary Uses Area). Within the area identified for City Centre Secondary Uses, the Council will encourage a mix of appropriate uses including shops, residential, offices, cultural facilities (including theatres and other arts venues), restaurants, pubs and clubs. Particular encouragement will be given to development that maintains or creates small specialist shopping units. Proposed uses must not adversely affect the amenity of existing surrounding property. NPF4 Policy 27 (City, Town, Local and Commercial Centres) is also applicable, stating that development should enhance the viability and vitality of city and town centres, with a mix of uses being supported. Development should adhere to the town centre first approach, with support given to uses that generate significant footfall, such as commercial and leisure activities. Overall, the principle of the proposed development, as retail use likely to be leased to specialist traders, is acceptable and complies with LDP2 Policy 11 and NPF4 Policy 27. Furthermore, it would also see the re- occupation of a long term vacant property. Design and Layout/Conservation Considerations 26 Generally, the design and scale of development should respect its surroundings and adhere to Policies 1A and B of LDP2 which relate to placemaking and NPF4 Policy 14 (Design, Quality and Place) which seeks to deliver well designed development. 27 NPF4 Policy 7 (Historic Assets and Places) states development proposals in or affecting conservation areas will only be supported where the character and appearance of the conservation area and its setting is preserved or enhanced. Relevant considerations include the:
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i. architectural and historic character of the area; ii. existing density, built form and layout; and iii. context and siting, quality of design and suitable materials. 28 LDP2 Policy 28A (Conservation Areas: New Development) states Development within a Conservation Area must preserve or enhance its character or appearance. The design, materials, scale and siting of new development within a conservation area, and development outwith an area that will impact upon its special qualities should be appropriate and sympathetic to its appearance, character and setting. 29 The application site is located within the Perth Central Conservation Area. The proposal seeks to subdivide the existing vacant unit into two separate units: Unit 1 (16–18 County Place) and Unit 2 (15 Hospital Street). An external collapsed wall, which currently accommodates a damaged WC area, will be reinstated, along with an additional collapsed external wall located on the opposing side of the site boundary. 30 For the proposed fenestration, the proposal will include: • Unit 1 (16–18 County Place) will retain its existing timber-framed windows, with replacement doors proposed in basalt grey and finished in aluminium. • Unit 2 (15 Hospital Street) will have its original shopfront reinstated (currently blocked up), incorporating timber-framed windows and a replacement basalt grey aluminium door to match the shop frontage on County Place. 31 In order to protect the appearance of the conservation area, a condition has been recommended that prior to commencement, full details of the specification and methodology for alteration and repair of the shopfronts at Hospital Street and County Place shall be submitted in writing for further approval (Condition 2). Residential Amenity 32 Policy 1A and B, Policy 56 of LDP2 and NPF4 Policy 14 (c) and Policy 23 require any development to not detrimentally impact on residential amenity. 33 As the proposed use will remain as retail and there is no significant increase in floor space, no adverse impact on residential amenity (noise, waste management issues etc) is anticipated. However, conditions have been recommended regarding plant noise, and servicing and deliveries (Conditions 3 and 4). Roads and Access 34 The proposal does not constitute a significant intensification of the existing land use and therefore is unlikely to have a detrimental impact on traffic volumes or road safety.
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Drainage and Flooding 35 According to SEPA flooding maps, there is low risk of river flooding. Structures and Flooding were consulted and had no objections to the proposal. Natural Heritage and Biodiversity 36 There are no natural heritage or biodiversity implications associated with this proposal. Developer Contributions Transport Infrastructure 37 With reference to the above planning application the Council’s Transport Infrastructure Developer Contributions Supplementary Guidance requires a financial contribution towards the cost of delivering the transport infrastructure improvements which are required for the release of all development sites in and around Perth. 38 The site is located in the ‘Full’ Transport Infrastructure contributions zone (Appendix 3 of the Supplementary Guidance). The Retail contribution rate will only be applied to the trading floorspace of new or extension to existing retail developments. Non-trading and Back of House functions space will be calculated on the employment use category. Vehicular retail showrooms will be calculated based on the floorspace of proposed buildings 39 Given that the increase in floorspace is negligible, the Developer Contributions Guidance is not applicable to this application and therefore no contributions are required in this instance. Economic Impact 40 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 41 This application was not varied prior to determination, in accordance with the terms of Section 32A of the Town and Country Planning (Scotland) Act 1997, as amended. Planning Obligations and Legal Agreements 42 None required.
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Direction By Scottish Ministers 43 Under the Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013, regulations 30 – 33 there have been no directions by the Scottish Government in respect of an Environmental Impact Assessment screening opinion, call in or notification relating to this application. Conclusion and Reasons for Recommendation 44 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 comply with NPF4, and the adopted Local Development Plan 2 (2019). Account has been taken account of the relevant material considerations and none has been found that would justify overriding the Development Plan. Accordingly, the proposal is recommended for approval subject to the following conditions. Recommendation Approve the application subject to the following conditions: Conditions and Reasons for Recommendation 1. This planning permission will last only for three years from the date of this decision notice, unless the development has been lawfully started within that period. Reason - This is a Planning Permission in terms of Section 58 of the Town and Country Planning (Scotland) Act 1997, as amended by Section 32 of the Planning (Scotland) Act 2019. 2. Prior to commencement of the development hereby approved, full details of the specification and methodology for alteration and repair of the shopfronts at Hospital Street and County Place shall be submitted in writing for further approval by the council as Planning Authority. The detail as agreed shall be implemented prior to the completion or bringing into use of the development, whichever is the earlier. Reason - in order to protect the character of the conservation area. 3. Servicing of and deliveries to the premises shall be carried out between 0700 and 1900 Monday to Saturday only, with no servicing or deliveries permitted on Sundays. Reason - In order to safeguard the neighbouring residential amenity in the area. 4. All plant or equipment shall be so enclosed, attenuated and/or maintained such that any noise therefrom shall not exceed Noise Rating 35 between 0700 and
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2300 hours daily, or Noise Rating 25 between 2300 and 0700 hours daily, within any neighbouring residential property, with all windows slightly open, when measured and/ or calculated and plotted on a rating curve chart. Reason - In order to safeguard the neighbouring residential amenity in the area. Justification The proposal is in accordance with the Development Plan and there are no material reasons which justify departing from the Development Plan. Procedural Notes Not applicable. Informatives 1. Under Section 27A of the Town and Country Planning (Scotland) Act 1997 (as amended) the person undertaking the development is required to give the Planning Authority prior written notification of the date on which it is intended to commence the development. A failure to comply with this statutory requirement would constitute a breach of planning control under Section 123(1) of that Act, which may result in enforcement action being taken. Please use the form attached herewith. 2. As soon as practicable after the development is complete, the person who completes the development is obliged by Section 27B of the Town and Country Planning (Scotland) Act 1997 (as amended) to give the Planning Authority written notice of that position. Please use the form attached herewith. 3. The applicant is advised to refer to Perth & Kinross Council’s Supplementary guidance on Flood Risk and Flood Risk Assessments 2021 as it contains advice relevant to your development. 4. The applicant is advised that any proposed signage will require a further application to be submitted for advertisement consent unless it benefits from express consent as per the Town and Country Planning (Control of Advertisements) (Scotland) Regulations 1984. 5. The applicant should take note of the information and advice contained within the consultation response from Scottish Water. 6. A commercial waste contract must be established for the retail units once it’s brought into use to ensure proper and compliant disposal, as waste generated by the units cannot be disposed of at any recycling centres, as these facilities are not authorised to accept commercial waste without payment. 7. An application for Building Warrant may be required.
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Background Papers Letters of representation 6 Authors Name Designation Contact Details Adam Cairns Planning Officer developmentmanagement:pkc.gov.uk Approved Name Designation Date Paul Williamson Team Leader (Local Developments) 8 December 2025