25/00685/Flm

Perth and Kinross Council · 11 February 2026
Back to Planning and Placemaking Committee — 11 February 2026 and its agenda

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Perth and Kinross Council
Planning and Placemaking Committee - 11 February 2026
Report of Handling by Development Management and Building Standards Service
Manager
(Report No. 26/39)
Proposal: Formation of extension to existing holiday park comprising siting of 62
holiday accommodation lodges and 6 holiday accommodation glamping
pods; erection of 4 holiday accommodation cabins and 8 stilted holiday
accommodation units; erection of rangers' classroom and a covered
learning structure; alterations to reception building, pier, vehicle parking,
footpaths and associated works (as amended)
Location: Loch Tay Highland Lodges, Killin, FK21 8TY
Ref. No: 25/00685/FLM
Ward No: P4 - Highland
Summary
This report recommends approval of the application for planning permission for the
extension to existing holiday park comprising siting of 62 holiday accommodation
lodges and 6 holiday accommodation glamping pods; erection of 4 holiday
accommodation cabins and 8 stilted holiday accommodation units; erection of rangers'
classroom and a covered learning structure; alterations to reception building, pier,
vehicle parking, footpaths and associated works.
Background and Description of Proposal
1 Loch Tay Highland Lodges is situated approximately 5 kilometres to the north-
east of the settlement of Killin, to the south of the A827 with access via a private
driveway. The site is located toward the western end of Loch Tay, on its north
bank. Much of the site, particularly the southern section, slope steeply
downwards towards Loch Tay.
2 The site comprises 15.5 hectares of land, including a harbour and various
outdoor recreational activities. The site presently contains 90 developed holiday
accommodation plots, including 55 hire fleet holiday lodges, caravans and
glamping units, plus a number of bespoke Scandinavian lodges. At present, up to
eight staff are living on the site at any one time. The majority of the land
proposed for development is located at the north of the site and is presently

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undeveloped parkland used for ancillary/recreational purposes associated with
the main holiday park.
3 Planning permission is sought to expand the number of accommodation units
within the existing holiday park and the relocation and reconfiguration of some
established holiday accommodation areas. The proposed development includes
84 units of holiday accommodation comprising:
 Lodge Unit measuring 40ft x 20ft (24 units)
 Lodge Unit measuring 45ft x 20ft (8 units)
 Lodge Unit measuring 40ft x 14ft (30 units)
 Stilted Accommodation (8 units)
 Glamping pod (6 units)
 Holiday Cabins (4 units)
4 Seven additional staff accommodation units are also to be provided within two
timber-clad modular buildings, and will be located either side of a new staff
communal building. An existing staff accommodation unit will be relocated to the
north of the communal area. The new staff accommodation will be located within
the end section of an existing large storage shed. The existing cladding will be
removed from the storage shed to allow light in, with the structural frame being
retained in situ.
5 The holiday lodge units, cabins, and glamping pods are proposed within the
definition of a Caravan as set out in the Caravan Sites and Control of
Development Act 1960 (as amended) and the Caravan Sites Act 1968, typical
plans for the position and location of these proposed units have been submitted
with the application for illustrative purposes because static caravans constitute a
use of land only in planning terms, rather than buildings, in order to demonstrate
the general appearance of the type of accommodation envisaged.
6 The proposals also include associated ancillary development including a
woodland walk, internal access to the proposed extension area, formalised
parking provision, roads, lodge bases, woodland walk, landscaping and drainage.
7 Access will be via the existing vehicular access to the site from the A827 at the
north of the site. The internal road layout has been improved to be more logical
and remove unnecessary turns and weaves. Each new unit would have its own
dedicated parking provision.
8 The proposal initially included the conversion of a washroom building and stables
to provide 4 further holiday accommodation units. However, due to the nature of
these buildings, they require to be surveyed for bats. The surveys had not been
conducted during the required seasonal window of spring through to early
autumn. Rather than delaying the determination of the application so the surveys
could be done, the applicant resolved to remove these elements from this
application and will make a sperate application for the washroom and stables
conversion once the necessary survey work has been carried out.

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Site History
9 97/00527/FUL Full Planning Permission was Approved On 14 May 1997 for
Erection of a lodge
10 99/01007/FUL Full Planning Permission was Approved On 2 August 1999 for
Erection of a lodge
11 99/01127/FUL Full Planning Permission was Refused On 23 September 1999 for
Erection of 3 lodges
12 99/01128/FUL Full Planning Permission was Refused On 23 September 1999 for
Erection of one lodge
13 99/01129/FUL Full Planning Permission was Approved On 23 September 1999
for Erection of 4 lodges
14 99/01542/FUL Full Planning Permission was Approved On 25 November 1999
for Change of use of existing menage building to Class 11 (Assembly and
Leisure)
15 01/01466/FUL Full Planning Permission was Approved On 31 October 2001 for
Erection of a reception building
16 02/01856/FUL Full Planning Permission was Approved On 9 January 2003 for
Extension to laundry to form bar and restaurant
17 04/01429/FUL Full Planning Permission was Approved On 12 April 2005 for
Erection of a swimming pool/recreation building
18 04/01432/FUL Full Planning Permission was Refused On 10 May 2005 for
Erection of 8no. additional holiday lodges and formation of wildlife area including
lagoon
19 04/01912/FUL Full Planning Permission was Approved On 12 April 2005 for
Dredging of existing harbour, building up of lochside walls with spoil, erection of
mooring walkways and replacement of pier with shelter (in retrospect)
20 07/00467/OUT was Approved On 10 October 2007 for Erection of additional
holiday lodges, ancillary facilities, upgrading of access and landscaping (outline)
21 07/01680/FUL Full Planning Permission was Approved On 3 September 2007 for
Formation of a glassed-in porch under existing roof and utilising existing structure
at Lodge Corrieben
22 08/02256/REM was Approved On 16 January 2009 for Erection of 8 timber
lodges and associated carparking, access paths

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23 10/00011/PAN On 22 July 2010 for Renewal of existing consent (07/00467/OUT)
Erection of additional holiday lodges, ancillary facilities, upgrading of access and
landscaping (in principle)
24 10/01701/AMM was Approved On 1 July 2011 for Erection of lodges, reception
building and managers flat and formation of landscaping, drainage, access and
site levels (Approval of Matters Specified in Conditions - 07/00467/OUT)
25 10/01716/IPM was Approved On 1 July 2011 for Variation of Condition 2
(07/00467/OUT) to extend timescales (erection of additional holiday lodges)
26 12/02206/AMM was Approved On 22 February 2013 for Variation of condition 6
of planning consent 10/01701/AMM (to allow the access to be provided with a
bituminously bound surface only from the junction with the public road to Ivy
Cottage)
27 13/00190/FLL Full Planning Permission was Approved On 17 April 2013 for
Siting of 7 timber tents
28 14/01918/FLL Full Planning Permission was Approved On 8 December 2014 for
Erection of reception and staff units
29 17/01752/FLL Full Planning Permission was Approved On 28 November 2017 for
Alterations and extension to staff accommodation
30 17/01945/FLL Full Planning Permission was Approved On 9 January 2018 for
Siting of 13no. camping pods and associated works (in part retrospect)
31 21/01217/FLL Full Planning Permission was Approved On 25 August 2021 for
Siting of 4 caravans for holiday accommodation use
32 24/01250/SCRN On 10 September 2024 for Change of land use, erection of 64
holiday cottages, 8 stilted accommodation units, 6 glamping pods, 3 staff
accommodation units and associated operational development and infrastructure
33 24/00009/PAN On 4 October 2024 for Change of use of land to form extension to
existing holiday park comprising siting of holiday/staff accommodation units,
covered event space, classroom, landscaping and associated operational
development
Environmental Impact Assessment
34 The impact of the proposed development site was screened for EIA
(24/01250/SCRN) and it was determined that the proposal does not constitute an
EIA development.
Pre-Application Consultation
35 Pre application Reference: 24/00009/PAN

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36 The proposed development is classed as a ‘Major’ development, in terms of the
Town and Country Planning (Hierarchy of Developments) (Scotland) Regulations
2009. Therefore, the applicant was required to undertake formal pre-application
consultation with the local community. The submitted Pre-application
Consultation (PAC) Report outlined that two community consultation events were
held at Cruachan Farm Caravan Park, adjacent to Loch Tay Highland Lodges.
The public exhibitions were held on 29th November 2024 and 13th January
2025. The outcome of the events, etc. is detailed within the PAC Report.
DEVELOPMENT PLAN
37 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
38 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 peoples lives by making sustainable, liveable
and productive spaces.  NPF4 has an increased status over previous NPFs and
comprises part of the statutory development plan.
39 The Council’s assessment of this application has considered the following
policies of NPF4:
 Policy 1: Tackling the Climate and Nature Crises
 Policy 2: Climate Mitigation and Adaptation
 Policy 3: Biodiversity
 Policy 4: Natural Places
 Policy 6: Forestry, Woodland and Trees
 Policy 7: Historic Assets and Places
 Policy 9: Brownfield, Vacant and Derelict Land and Empty Buildings
 Policy 13: Sustainable Transport
 Policy 14: Design, Quality and Place
 Policy 20: Blue and Green Infrastructure
 Policy 22: Flood Risk and Water Management
 Policy 29: Rural Development
 Policy 30: Tourism
Perth and Kinross Local Development Plan 2019
40 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.

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41 The principal relevant policies are, in summary;
 Policy 1A: Placemaking
 Policy 1B: Placemaking
 Policy 2: Design Statements
 Policy 6: Settlement Boundaries
 Policy 8: Rural Business and Diversification
 Policy 9A: Caravan Sites, Chalets and Timeshare Developments: Existing
Caravan Sites
 Policy 9C: Caravan Sites, Chalets and Timeshare Developments: Chalets, 
Timeshare and Fractional Ownership
 Policy 19: Housing in the Countryside
 Policy 26A: Scheduled Monuments and Archaeology: Scheduled Monuments
 Policy 26B: Scheduled Monuments and Archaeology: Archaeology
 Policy 32: Embedding Low & Zero Carbon Generating Technologies in New
Development
 Policy 38A: Environment and Conservation: International Nature
Conservation Sites
 Policy 38C: Environment and Conservation: Local Designations
 Policy 39: Landscape
 Policy 40A: Forestry, Woodland and Trees: Forest and Woodland Strategy
 Policy 40B: Forestry, Woodland and Trees: Trees, Woodland and
Development
 Policy 41: Biodiversity
 Policy 47: River Tay Catchment Area
 Policy 52: New Development and Flooding
 Policy 53A: Water Environment and Drainage: Water Environment
 Policy 53C: Water Environment and Drainage: Surface Water Drainage
 Policy 55: Nuisance from Artificial Light and Light Pollution
 Policy 56: Noise Pollution
 Policy 57: Air Quality
 Policy 58A: Contaminated and Unstable Land: Contaminated Land
 Policy 60B: Transport Standards and Accessibility Requirements: New
Development Proposals
Statutory Supplementary Guidance
 Supplementary Guidance - Flood Risk and Flood Risk Assessments
(adopted in 2021)
 Supplementary Guidance - Forest & Woodland Strategy (adopted in 2020)
 Supplementary Guidance - Landscape (adopted in 2020)
 Supplementary Guidance - Placemaking (adopted in 2020)

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Other Material Considerations
PKC Non Statutory Guidance
 Planning Guidance - Loch Leven SPA, the Dunkeld-Blairgowrie Lochs SAC
and the River Tay SAC
 Planning Guidance - Planning & Biodiversity
Consultations
42 As part of the planning application process the following bodies were consulted:
External
43 Scottish Environment Protection Agency: No objection. The proposed
development will not be at flood risk and is not likely to lead to increased flood
risk to downstream receptors.
44 NatureScot: No objection. Subject to conditions on the drainage strategy and the
provision of a Construction Method Statement to mitigate the impact on the
Atlantic Salmon interest of the River Tay Special Area of Conservation.
45 Perth and Kinross Heritage Trust: No objection. The proposed development
does not raise any significant issues and no archaeological mitigation is required
in this instance.
46 Scottish Water: No objection. The proposal falls partly within two drinking water
catchments where a Scottish Water abstraction is located. Scottish Water
abstractions are designated as Drinking Water Protected Areas (DWPA) under
Article 7 of the Water Framework Directive. The activity is likely to be low risk
given the location within the catchment but care should still be taken as this is a
public drinking water source.
47 Glen Lyon and Loch Tay Community Council: The Community Council
objects for the following reasons: the pier and archaeological impacts; transport
and lack of sustainable travel and public transport, parking and Travel Plan;
noise; ecology and the environment; fire and water; and sewage.
Internal
48 Biodiversity: Conditions are required for an Invasive Non-Native Species
Control Plan (INNS) for the eradication and control of rhododendron, a detailed
landscaping plan and a Site Biodiversity Action Plan containing quantities,
locations, techniques, timescales, and monitoring arrangements of biodiversity
enhancement measures.

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49 Environmental Health (Private Water): No objections, subject to a condition
requiring the submission of measures to protect existing septic tanks, soakaways
and private water supplies within and running through the application site.
50 Environmental Health (Contaminated Land): No objections. Historical
mapping indicates that the proposed development is within the immediate vicinity
of a former limekiln as well as an area of infilled land to the south of the site, both
of which may have resulted in contamination in the vicinity of the site. Should any
contamination be found during the approved works, works should cease, and the
Land Quality team should be contacted
51 Environmental Health (Noise Odour): No objections, subject to conditions to
control noise, external lighting and construction hours.
52 Transportation and Development: Additional confirmation was sought on the
adequacy of the visibility splays at the site entrance. This information has since
been provided.
53 Structures and Flooding: Additional information was initially sought as the
climate change allowance had been calculated at 35% as opposed to the 39%
requirement under NPF4. Amended drainage calculations have subsequently
been provided.
Representations
54 Fourteen representations were received. The main issues raised within the
representations are:
 Visual impact
 Landscape impacts
 Flood risk
 Lack of car parking
 Road safety concerns
 Overdevelopment
 Fire risk
 Impact on water supply
 Impact on local community from commercialisation
 Loss of privacy
 Biodiversity impacts
 Light pollution
 Noise
 Loss of disc golf course
55 These issues are addressed in the Appraisal section of the report.

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Additional Statements
Screening Opinion EIA not required
Environmental Impact Assessment (EIA):
Environmental Report
Not required
Appropriate Assessment under Habitats
Regulations
Habitats Regulations Appraisal
completed
AA completed
Design Statement or Design and Access
Statement
Submitted
Report on Impact or Potential Impact
eg Flood Risk Assessment
 Design and Access Statement
 PAC Report
 Ecological Impact Assessment
 Ecological Appraisal
 Ecology Tree Report
 Tree Report
 Arboricultural Impact
Assessment and Method
Statement
 Flood Risk and Drainage
Assessment
 Transport Assessment
 Construction Traffic
Management Plan
 Lighting Assessment
 Noise Impact Assessment
 Travel Plan
Appraisal
56 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.
Principle
57 NPF4 Policies 29: Rural development and 30: Tourism are relevant as are LDP2
Policies 8: Rural Business and Diversification and 9: Caravan Sites, Chalets and
Timeshare Developments.
58 NPF4 Policy 29 advises that development proposals that contribute to the
viability, sustainability and diversity of rural communities and local rural economy
will be supported. It further advises that development proposals in rural areas
should be suitably scaled, sited and designed to be in keeping with the character

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of the area. They should also consider how the development will contribute
towards local living and take into account the transport needs of the development
as appropriate for the rural location.
59 NPF4 Policy 30 offers considerable support for new tourist accommodation. It
sets out that proposals for tourism related development will take into account
factors such as the contribution made to the local economy; compatibility with the
surrounding area and impacts on communities, along with sustainable principles
and consideration of the natural environment.
60 This proposal is a tourism related development. LDP2 Policy 8: Rural Business &
Diversification supports such proposals when they improve the quality of existing
visitor facilities. Sites outwith settlements may be acceptable where they offer
opportunities to diversify an existing business, or are related to an existing site-
specific resource or opportunity. The proposal will comply with Policy 8 criteria
(a) as it will contribute to the local economy through the provision of permanent
employment, visitor accommodation, additional tourism and recreational facilities.
61 LDP2 Policy 9: Caravan Sites, Chalets and Timeshare Developments generally
supports the improvement of existing holiday-related uses. Policy 9C states that
“the Council will give favourable consideration to new chalet and
timeshare/fractional ownership developments where it is clear these cannot be
used as permanent residences”.
62 Overall, NPF4 and LDP2 policies are generally supportive of the proposal as the
intensification of an existing tourist facility. Therefore, the development proposals
are acceptable in principle, subject to compliance with other relevant
development plan policies and material considerations, which are assessed
below.
Design, Layout and Landscape
63 NPF4 Policy 14: Design, Quality and Place and LDP2 Policy 1: Placemaking are
relevant in the consideration of the design and layout of the proposal. In addition,
NPF4 Policy 4: Natural Places, advises that development proposals that affect a
site designated as a local nature conservation site or landscape area in the LDP
will only be supported where development will not have significant adverse
effects on the integrity of the area or the qualities for which it has been identified.
LDP2 Policy 39: Landscapes, states that development proposals will be
supported where they do not conflict with the aim of maintaining and enhancing
the landscape qualities of Perth and Kinross.
64 The layout of the new lodges and glamping units to be located within the central
section of the site are largely guided by the existing site layout, roads and
infrastructure. The lodges on the upper part of the site will require new roads and
infrastructure to facilitate the additional plots. The proposed layout is typical of a
holiday park development and the density is commensurate with similar
operations in the locality.

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65 The design of the lodges, glamping pods and stilted accommodation is
appropriate, with the generally low development heights and the extensive
landscaping proposed ensuring that the proposal can be fully assimilated into the
landscape.
66 The site is situated in the Loch Tay Local Landscape Area (LLA) with the
boundary of Loch Rannoch and Glen Lyon National Scenic Area located
approximately 800m to the north. As such, a Landscape and Visual Impact
Assessment (LVIA) has been carried out.
67 Intervisibility across the wider study area is notably constrained by the site’s
topography, dense tree cover both on and around the site, and extensive
woodland in the broader landscape. This includes wooded areas along the
southern shore of the loch, the lower slopes of the Beinn Leabhainn mountain
group, and forestry plantations on the upper slopes.
68 The landscape and visual effects of the proposal are assessed as generally
minor to negligible and will result in relatively minor changes to the general
character of the landscape.
69 Overall, the proposal is considered to adopt good placemaking principles as the
design and siting respects the character and setting with a low impact proposal.
The proposed development will initially bring a modest change to the landscape
setting. Over time, as the significant landscaping scheme establishes, any effects
will be fully mitigated with the landscape buffer and the planting of native trees
and foliage will help soften the impact of the new accommodation.
Amenity
70 A lighting assessment and plan has been submitted with the application to show
compliance with Environmental Zone E1: Intrinsically dark areas – National
Scenic Areas, which is the correct criteria for the development. Lighting on site is
to be provided through the use of Tuscan Wall lights at each unit and Ligman
Bollards throughout the site.
71 Considering the proximity of residential properties outwith the ownership of the
applicant, there is some potential for residential amenity to be affected by noise.
However, this can be adequately controlled by way of standard noise conditions
being attached to any given consent (Condition xx). A Noise Impact Assessment
(NIA) and draft Noise Management Plan (NMP) have been submitted with the
application. User noise, including the playing of music has been identified as
having the potential to have the greatest impact on residential amenity and
therefore needs to be controlled through the NMP. The NMP should be updated
to include the stated site rules, contact details of management on site, allowable
music noise limits and how this is monitored etc, along with the complaint action
procedure referred to.
72 The Design and Access Statement refers to the use of wood burners, however
these are not shown on the plans for the units. There is therefore the potential for

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smoke or odour disamenity. Environmental Health has advised that their service
has seen an increase in complaints with regards to smoke and odour due to the
installation of biomass appliances. This can be caused due to poor installation
and maintenance of the biomass appliances and inadequate dispersion of
emissions due to the inappropriate location and height of a flue with regards to
surrounding buildings. The applicant should therefore ensure that any biomass
systems and associated flues are adequately installed and operated correctly.
Roads and Access
73 A Transport Assessment (TA), a Construction Transport Management Plan
(CTMP) and a Travel Plan have been submitted in support of the application. The
TA estimates that the weekday peak hour (Friday 18:00-19:00) trips associated
with the accommodation only (excluding trips to the restaurant lake and
education facilities) are proposed to increase from 20 two-way movements to 38
two-way movements.
74 The total weekday trips associated with the accommodation only (excluding trips
to the restaurant lake and education facilities) are proposed to increase from 198
two-way movements to 383 two-way movements.
75 The weekend peak hour (Saturday 11:00-12:00) trips associated with the
accommodation only (excluding trips to the restaurant lake and education
facilities) are proposed to increase from 25 two-way movements to 49 two-way
movements.
76 The total weekend trips associated with the accommodation only (excluding trips
to the restaurant lake and education facilities) are proposed to increase from 238
two-way movements to 460 two-way movements.
77 An Automatic Traffic Counter (ATC) survey is located to the east of the site
access. A Congestion Reference Flow (CRF) Assessment has been undertaken
which shows that with the additional development traffic added to the peak
August 2024 ATC survey, the A827 is operating at 12% capacity, therefore
congestion is not expected to increase.
78 The following parking will be provided for the proposed units:
 Lodges and static units will have two car parking spaces per unit (total of 124
spaces)
 Cabins will have one car parking space per unit (total of 4 spaces)
 Stilted accommodation units will have two car parking spaces per unit (total
of 16 spaces)
 Glamping units will have one car parking space per unit (total of 6 spaces)
 Cycle storage will be provided within each of the units.
79 Transport Planning initially had some comments on the length of the visibility
splays at the site access. However, the applicant has provided further information

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on vehicle speeds on this section of the A827 and the suitability of the access for
the existing site operations. The visibility splays cannot be increased without
considerable tree loss, and as the road safety analysis set out within the TA
provides that there is no evidence that the existing visibility splays represent a
road safety issue, it is not justifiable to require their extension.
Water Supply, Drainage and Flooding
80 Policy 53E: Water and Drainage (Water Supply) advises that all new
developments must be served either by a satisfactory mains or private water
supply, without prejudicing existing users.
81 The Environmental Health Private Water Team has advised that there are three
private water supplies on the site known to serve properties in the vicinity. The
applicant has not made clear if the expansion is to be served by the existing
private water supplies or whether there will be new supplies. If there are to be
new supplies then the Private Water Team will need to be informed and the
supply registered.
82 It is recommended that a condition is imposed to ensure the new development
has an adequate and consistently wholesome supply of water and to maintain
water quality and supply in the interests of residential amenity and ensure the
private water supply or septic drainage systems of neighbours of the
development remain accessible for future maintenance.
83 A Flood Risk Assessment and Drainage Strategy (FRA) has been submitted with
the application. The FRA refers to the SEPA Flood Maps, in assessing the fluvial
flood risk to the site. SEPA Maps are based on a national mapping methodology
and should be used as a screening tool only, rather than for assessing site
specific flood risk. SEPA has advised that it appears that the fluvial flood extent
flowing through the centre of the site is an overestimation and is unlikely to follow
this flow path given the topography north of the A827 at the point where this flow
path originates.
84 A detailed topographical survey has been provided to inform the FRA. A review
of the data suggests at least a 5m vertical clearance will exist between the right-
hand bank of the Allt a’ Mhoirneas watercourse and the proposed cabin layout
where all the new accommodation blocks will be located.
85 Furthermore, photographic records provided by Streetmap show that the A827
road culvert that conveys the Allt a’ Mhoirneas, is a sizeable structure, which is
unlikely to become blocked, given its size and the nature of vegetation located
upstream and downstream. Streetmap records also suggest that the Allt a’
Mhoirneas channel is steep and incised beneath the A827.
86 As a result, SEPA has no objections to the proposal as they consider that the
proposed development will not be at flood risk and is not likely to lead to
increased flood risk to downstream receptors.

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87 PKC Flooding and Structures had initially sought further information from the
developer in respect of drainage. This included the updating of the FRA to the
climate change allowance of 39% set out in NPF4. The FRA has subsequently
been updated with the correct climate change allowance. The proposal is
acceptable subject to a condition requiring adherence to the mitigation measures
recommended within the FRA.
Conservation Considerations
88 Perth and Kinross Heritage Trust (PKHT) has advised that with respect to
archaeology and the planning process, as outlined by NPF4, the proposed
development does not raise any significant issues. No archaeological mitigation
is required in this instance.
Natural Heritage and Biodiversity
89 NPF4 Policy 3: Biodiversity and Policy 6: Forestry, Woodland and Trees are
relevant considerations, as are LDP2 Policies 40: Forestry, Woodland and Trees
and 41: Biodiversity are relevant in the assessment of the application.
90 A Ecological Appraisal (EA) and an Ecological Impact Assessment (EcIA) have
been submitted. The loss of habitats for the scheme has been restricted largely
to disturbance of modified or other lower value grasslands. The loss of these
grassland areas is compensated for through the planting of trees and hedgerows
and the creation of meadow habitats of higher quality (richer in native wildflower
species) than the baseline habitats. The key enhancements are driven by the
Landscape Strategy which seeks to provide a significant net increase in
woodland cover of 40% at the site.
91 The Council will seek to protect and enhance all wildlife and habitats, whether
formally designated or not, considering natural processes in the area. Planning
permission will not be granted for development likely to have an adverse effect
on protected species unless clear evidence can be provided that the ecological
impacts can be satisfactorily mitigated. An existing washroom and stables were
originally proposed to be converted to additional holiday accommodation.
However, they require to be surveyed for bats. It is not possible to undertake the
necessary surveys outwith the active season (May – August), and as a result
these buildings have been removed from the proposal and will be subject to a
separate application.
92 A Tree Survey and an Arboricultural Impact Assessment, Method Statement, and
Tree Protection Plan have been submitted. The only tree identified for removal is
a semi-mature Common Beech, which is required to facilitate the proposed
layout. Its removal is considered acceptable given the overall design and the
extensive new tree planting scheme proposed across the site, which will provide
a net gain in both canopy cover and long-term arboricultural value.
93 Conditions are required for an Invasive Non-Native Species Control Plan (INNS)
for the eradication and control of rhododendron, a detailed landscaping planand

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a Site Biodiversity Action Plan containing quantities, locations, techniques,
timescales, and monitoring arrangements of biodiversity enhancement
measures.
Developer Contributions
94 None required.
Economic Impact
95 Tourism is an important mechanism for delivering sustainable growth for both the
local and national economy. It supports local communities by making local shops,
services and transport connections economically viable and encourages the
development of local products and services and provides both direct and indirect
employment opportunities. The existing Loch Tay Highland Lodges site is well
established and already makes a contribution to both the local economy and
general vitality of the area.
96 A review on the current holiday market for Scottish breaks reports that
staycations in Scotland have increased by 47% year-on-year, however that
includes pandemic years. When compared prior to the pandemic, growth has
remained a substantial increase of 32% since 2019. The applicants have advised
that since acquiring the site in 2022, they have instigated an extensive
refurbishment programme of the site’s facilities. This proposal is intended to
deliver additional investment and growth of the site, thereby allowing it to remain
a commercially viable and competitive tourism facility, whilst encouraging visitors
to return in the site and wider area longer-term.
97 The site currently employs 17 full time equivalent (FTE) staff in total. It is
envisaged that going forward the proposals would generate an additional 8-10
FTE employment opportunities at the site.
98 During the construction period, jobs will be created and sustained, supporting
indirect employment and revenue that this volume of construction activity will
generate from employees spending on local goods and services. Longer term,
additional residents to the area will support existing local employment and
services in the area.
Variation of Application Under Section 32A
99 No variations undertaken.
Planning Obligations and Legal Agreements
100 None required.

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Direction By Scottish Ministers
101 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
102 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 subject to the following conditions:
Conditions and Reasons for Recommendation
General
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. The development hereby approved shall be used solely for holiday
accommodation and shall not be occupied as the sole or main residence of any
occupant.
Reason - In order to clarify the terms of the permission; to control and restrict the
use of the building.
3. Prior to the commencement of development of any of the stilted accommodation
units, detailed designs of the units will be submitted to the Council as Planning
Authority for written approval. The stilted accommodation units will subsequently
be built in compliance with the approved plans.
Reason - In order to ensure the stilted accommodation units are of an
appropriate scale and design.

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Amenity
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
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.
5. All external lighting shall be sufficiently screened and aligned so as to ensure that
there is no direct illumination of neighbouring land and that light spillage beyond
the boundaries of the site is minimised to a degree that it does not adversely
affect the amenity of the neighbouring land.
Reason - In order to safeguard the neighbouring residential amenity in the area.
6. Construction work shall be limited to Monday to Friday 0700 hours to 1900 hours
and Saturday 0800 hours to 1300 hours with no noisy works out with these times
or at any time on Sundays. The above shall be implemented throughout the
construction stage of the development unless otherwise agreed in writing with the
Council as Planning Authority and Environmental Health.
Reason - In order to safeguard the neighbouring residential amenity in the area.
7. Prior to the development being brought into use, an updated Noise Management
Plan shall be submitted for the written approval of the Council as Planning
Authority. The plan shall include all sources of noise associated with the premise,
including user noise and the measures that will be put in place to minimise and/or
control noise. The plan shall be reviewed on a regular basis or, following receipt
of a justified complaint or at the request of the planning authority. Once the Noise
Management Plan has been approved, it shall be fully implemented for the
lifetime of the development.
Reason - In order to safeguard the neighbouring residential amenity in the area.
8. Prior to the commencement of the development hereby approved, details of the
location and measures proposed for the safeguarding and continued operation,
or replacement, of any septic tanks and soakaways, private water sources,
private water supply storage facilities and/or private water supply pipes serving
properties in the vicinity, sited within and running through the application site,
shall be submitted to and approved in writing by the Council as Planning
Authority. The subsequently agreed protective or replacement measures shall be
put in place prior to the development being brought into use and shall thereafter
be so maintained insofar as it relates to the development hereby approved.
Reason - In order to protect private water supplies within and nearby the
development.

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Transport
9. Prior to the commencement of the development hereby approved, the applicant
shall submit for the further written agreement of the Council as Planning
Authority, in consultation with the Roads Authority (Structures), a Construction
Traffic Management Scheme (TMS) which shall include the following:
(a) restriction of construction traffic to approved routes and the measures to be
put in place to avoid other routes being used;
(b) timing of construction traffic to minimise impact on local communities
particularly at school start and finishing times, on days when refuse
collection is undertaken, on Sundays and during local events;
(c) a code of conduct for HGV drivers to allow for queuing traffic to pass;
(d) arrangements for liaison with the Roads Authority regarding winter
maintenance;
(e) emergency arrangements detailing communication and contingency
arrangements in the event of vehicle breakdown;
(f) arrangements for the cleaning of wheels and chassis of vehicles to prevent
material from construction sites associated with the development being
deposited on the road;
(g) arrangements for cleaning of roads affected by material deposited from
construction sites associated with the development;
(h) arrangements for signage at site accesses and crossovers and on roads to
be used by construction traffic in order to provide safe access for
pedestrians, cyclists and equestrians;
(i) details of information signs to inform other road users of construction traffic;
(j) arrangements to ensure that access for emergency service vehicles are not
impeded;
(k) co-ordination with other significant developments known to use roads
affected by construction traffic;
(l) traffic arrangements in the immediate vicinity of temporary construction
compounds;
(m) monitoring, reporting and implementation arrangements;
(n) arrangements for dealing with non-compliance; and
(o) details of HGV movements to and from the site.
The TMS as approved shall be strictly adhered to during the entire site
construction programme.
Reason - In the interest of proper site management.
Biodiversity
10. Prior to the commencement of development, a detailed Drainage Strategy shall
be submitted to the Council as Planning Authority for written approval. The
Drainage Strategy will include details as to how it will mitigate any significant
effects on the River Tay Special Area of Conservation, and particularly its Atlantic
Salmon interest. Following approval the Drainage Strategy will be fully adhered
to.

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Reason - In order to protect the integrity of the River Tay Special Area of
Conservation.
11. Prior to the commencement of development, a Construction Method Statement
shall be submitted for approval. The Method Statement will include details as to
how it will mitigate any significant effects on the River Tay Special Area of
Conservation, and particularly its Atlantic Salmon interest. Following approval the
Method Statement will be fully adhered to during the entirety of the construction
phase.
Reason - In order to protect the integrity of the River Tay Special Area of
Conservation.
12. Prior to the completion or occupation of the development hereby approved, A
Site Biodiversity Plan shall be submitted to the Council as Planning Authority for
written approval containing quantities, locations, techniques, timescales, and
monitoring arrangements of biodiversity enhancement measures. Thereafter, the
agreed scheme shall be implemented in full and, where necessary, maintained in
a reasonable condition for the life of the development.
Reason - In the interests of biodiversity and to protect environmental quality.
Trees
13. Prior to the commencement of the development hereby approved, a detailed
landscaping and planting scheme for the site shall be submitted to the Council as
Planning Authority for approval. The scheme shall include details of the height
and slopes of any mounding or recontouring of the site, full details of all hard
landscaping proposals including materials and installation methods and, species,
height, size and density of trees and shrubs to be planted. The scheme as
subsequently approved shall be carried out and completed within the first
available planting season (October to March) after the completion or bringing into
use of the development, whichever is the earlier, and the date of Practical
Completion of the landscaping scheme shall be supplied in writing to the Council
as Planning Authority within 7 days of that date. The scheme as agreed and
implemented shall thereafter be maintained to a satisfactory standard.
Reason - To ensure a satisfactory standard of development and environmental
quality.
14. Prior to the commencement of development, an Arboricultural Method Statement
shall be submitted to the Council as Planning Authority for written approval. The
Method Statement will include details of all tree planting proposals across the
site, as well as any management of existing trees including felling, management
and control of Invasive Non-Native Species, root protection areas and tree
protection fencing. Thereafter, the agreed scheme shall be implemented in full for
the life of the development.

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Reason - In order to ensure that tree planting and tree protection measures are
appropriately implemented as part of the development.
15. Prior to the commencement of development, an Arboricultural Clerk of Works
(ACW) will be appointed in agreement with the Council as Planning Authority.
The ACW will oversee the implementation of the Arboricultural Method Statement
as well as lodge siting, the accurate setting out of root protection areas and tree
protection fencing and will provide supervision during works within or near root
protection areas. The ACW shall visit the site at least once every 3 weeks during
the construction period and shall report findings to the Council as Planning
Authority in writing within 7 days of each visit.
Reason - To ensure compliance with best practice and safeguarding of tree
health throughout the construction phase.
Flooding and Drainage
16 A four-metre easement free from development along the side of Allt a’ Mhoirneas
will be maintained at all times to allow access for inspection and maintenance of
the watercourse and the A827 culvert.
Reason - To allow for appropriate future maintenance of the watercourse.
Justification
The proposal is in accordance with the Development Plan and there are no
material reasons which justify departing from the Development Plan.
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. This development will require the 'Display of notice while development is carried
out', under Section 27C(1) of the Town and Country Planning Act 1997, as
amended, and Regulation 41 of the Development Management Procedure
(Scotland) Regulations 2013, as amended.  The form of the notice is set out in
Schedule 7 of the Regulations and a draft notice is included for your guidance. In
accordance with Regulation 41 the notice must be:

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Displayed in a prominent place at or in the vicinity of the site of the development
Readily visible to the public Printed on durable material.
4. This planning permission is granted subject to conditions, some of which require
further information to be submitted to Development Management either before
works can start on site or at a certain time.  The required information must be
submitted via the ePlanning portal if your original application was lodged that
way, otherwise send it to us at developmentmanagement@pkc.gov.uk.  Please
be aware that a fee is payable in respect of each request made, though there is
no limit to the number of conditions that can be discharged in a single request. 
The Fees Charter is available on our website www.pkc.gov.uk.
The Council has two months to consider the information.  You should therefore
submit the required information more than two months before your permission
expires.  We cannot guarantee that submissions made within two months of the
expiry date of your permission will be able to be dealt with before your
permission lapses.
5. Trees and scrub are likely to contain nesting birds between 1st March and 31st
August inclusive.  Trees and scrub are present on the application site and are to
be assumed to contain nesting birds between the above dates.  The applicant is
reminded that, under the Wildlife and Countryside Act 1981, as amended
(Section 1), it is an offence to remove, damage or destroy the nest of any wild
bird while that nest is in use or being built.  Planning permission for a
development does not provide a defence against prosecution under this Act.
6. 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.
7. Part of the approved development includes holiday accommodation or Short-term
Let accommodation (STL). The developer is advised that holiday accommodation
and STLs require to be licensed under the terms of Article 3 of the Civic
Government (Scotland) Act 1982 (Licensing of Short-terms Lets) Order 2021 and
therefore a licence application should be made to Perth and Kinross Council prior
to operation commencing. Further information and application forms are available
at https://www.pkc.gov.uk/shorttermlets.
8. Records indicate that at least part of the proposed development site lies within a
radon affected area where the measurement/monitoring of radon gas and the
installation of mitigation measures may be required.
Further information on radon gas and the associated reports that can be
obtained is available at www.ukradon.org and at
http://shop.bgs.ac.uk/georeports/.
9. Part of the approved development includes 'caravans'. The developer is advised
that caravans require to be licensed under the terms of Section 1 of the Caravan

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Sites and Control of Development Act 1960 and therefore a licence application
should be made to Environmental Health. Application forms are available at
https://www.pkc.gov.uk/article/15600/Licence-caravan-site
10. The approved stove systems shall be installed and thereafter operated and
maintained in accordance with the manufacturer’s recommendations, such that
smoke/odours are not exhausted into or escape into any neighbouring dwellings.
Failure to do so may result in an investigation and possible action by
Environmental Health under the Environmental Protection Act 1990.
11. The applicant should ensure that any existing wayleaves for maintenance or
repair to existing private water supply or septic drainage infrastructure in the
development area are honoured throughout and after completion of the
development.
12. The applicant shall ensure the private water supply for the development complies
with the Water Scotland Act 1980 (Section 63), The Private Water Supplies
(Scotland) Regulations 2006 and The Water Intended for Human Consumption
(Private Supplies) (Scotland) Regulations 2017.  Detailed information regarding
the private water supply, including the nature, location and adequacy of the
source, any storage tanks/ pipework and the filtration and disinfection treatment
proposed to ensure provision of an adequate and consistently wholesome water
supply shall be submitted to Perth and Kinross Council Environmental Health in
line with the above Act and Regulations.
13. A review of the proposed development site did not raise any real concerns,
although historical mapping indicates that the proposed development is within the
immediate vicinity of a former limekiln as well as an area of infilled land to the
south of the site, both of which may have resulted in contamination in the vicinity
of the site. Should any contamination be found during the approved works, works
should cease, and the Land Quality team should be contacted on 01738 475000
or ContaminatedLand@pkc.gov.uk for further advice.
Background Papers
Letters of representation 14
Authors
Name Designation Contact Details
Alex Gudgeon Planning Officer (Major
Team)
developmentmanagement@pkc.gov.uk
Approved
Name Designation Date
Sean Panton Team Leader (Major Applications and
Enforcement)
26 January 2026

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