25/00824/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. 26/40) Proposal: Erection of 4 poultry rearing sheds, managers dwellinghouse and garage, staff welfare facility, office, storage buildings, security fencing, formation of vehicular access, SUDS, landscaping and associated works Location: Land at Newbigging Farm, Kinclaven, Stanley, Perth Ref. No: 25/00824/FLM Ward No: P5 - Strathtay Summary This report recommends approval of the application for the erection of 4 poultry rearing sheds, managers dwellinghouse and garage, staff welfare facilities, office, storage buildings, security fencing, formation of vehicular access, SUDS, landscaping and associated works at Newbigging Farm, Kinclaven. The proposal represents a minor departure from the Development Plan, justified by material planning considerations relevant to this case. Background and Description of Proposal 1. Planning consent is sought for the erection of 4 poultry rearing sheds, managers dwellinghouse and garage, staff welfare facilities, office, storage buildings, security fencing, formation of vehicular access, SUDS, landscaping and associated works at Newbigging Farm, Kinclaven. The site is located in the countryside, approximately 3km from the settlement of Stanley to the northeast of Perth. 2. Newbigging Farm, which is owned by the Applicant, comprises of a derelict farmhouse and a traditional steading with a number of disused agricultural outbuildings, which are in varying states of disrepair, and 51 hectares of arable land that is farmed and will be continued to be farmed through crop rotation alongside opportunities for biodiversity enhancement. The supporting information confirms that the site has a historic use as a poultry farm. The steading building was last occupied by a haulage business which is understood to have relocated. The application site is approximately 16ha and the proposed farm building area
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measures approximately 10,563sqm with a further 146sqm for the manager’s house area. A burn runs along the eastern edge of the site, otherwise Newbigging Farm adjoins Taymount Wood to the north and west. There is one cottage on the farm (Viewlands) which is owned and tenanted by the Applicant, this arrangement will continue. Access is via a junction onto Kinclaven Road (C406). 3. The proposed facility would be a pedigree rearing farm that would hold a maximum of 7,000 birds in each shed, totalling 28,000 birds, These birds are to be reared as breeding stock for future flocks. The aim is to rear 28,000 chickens every 6 months in the 4 purpose-built sheds of which are proposed to be centred around the existing farm buildings. 4. The existing farmhouse will be replaced with a new farm manager’s home, albeit not on the same footprint. There are no public rights of way crossing the site, however, core path STAN/115/136 is located south of the C406 public road. The River Tay Special Area of Conservation (SAC) is located approximately 1km to the south of the site and the Kings Myre Site of Special Scientific Interest (SSSI) is located approximately 0.83km to the northwest. With the exception of an area to the west of the site, the SSSI is surrounded by woodland, which is classified as ancient woodland. The land is identified as category 3.1 (prime) with a small area to the northeast of the site located within category 2 (also prime) taken from the 1:50,000 map layer. 5. The nearest properties, outwith the control of the Applicant, are: Knockshinnan Farmhouse – 560m from the site; Innernyte Farmhouse – 650m from the site; Innernyte Cottages – 780m from the site; Honeyhole – 900m from the site. 6. The supporting information explains that the design and layout of the proposed development have been informed by the operational needs of poultry rearing, with particular regard to welfare standards, site characteristics, environmental and technical assessments, and engagement with neighbours and the local community and will comprise: Demolition of existing derelict farm buildings; The erection of 4 linked poultry sheds; Amenity and staff welfare facilities; Ancillary storage buildings; Farm managers dwellinghouse; Feed silos (x4); LPG tanks (x6); Wastewater storage tanks (2 x 48,000 litres); Roof mounted PV panels on sheds and farmhouse; Staff and visitor car parking; Perimeter fencing and landscaping;
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Perimeter swales; Sustainable waste and surface drainage system, filter trench and outfall to burn; Improvements to the existing farm track and new bell-mouth access proposed to the west of the existing access; Site wide landscaping. 7. The poultry sheds will measure 100m long by 24m wide and will reach a height of 5.2m to the ridge. The sheds will be securely fenced around the site at a height of 2.1m 8. The proposal will employ one farm manager supported by three team leaders, fifteen full time staff and one cleaner to total twenty members of staff. Site History 9. 04/00871/FUL Full Planning Permission was approved on 3 November 2004 for the change of use from agricultural building to storage distribution. 10. 05/00826/FUL Full Planning Permission was approved on 23 August 2005 for the change of use from agricultural building to a haulage operating centre. 11. 18/02061/FLL Full Planning Permission application was withdrawn on 22 March 2019 for the change of use and alterations to steading to 2 dwellinghouses, erection of 2 dwellinghouses and a replacement dwellinghouse. 12. 19/01021/FLL Full Planning Permission was approved on 9 September 2019 for the change of use and alterations to agricultural steading to form 2 dwellinghouses, erection of 2 dwellinghouses and a replacement dwellinghouse, landscaping and associated works. 13. 22/02242/SCRN EIA Screening Request – No EIA Required (2 February 2023) for the erection of 3 sheds. 14. 25/00003/PAN Proposal of Application Notice – contents agreed on 28 February 2025 for the erection of poultry facility, managers accommodation, staff welfare facility, office, storage buildings, security fencing, formation of vehicular access, SUDS, landscaping and associated works. Environmental Impact Assessment 15. Directive 2011/92/EU (as amended) requires the ‘competent authority’ (in this case Perth and Kinross Council) when giving a planning permission for particular large-scale projects to do so in the knowledge of any likely significant effects on the environment. The Directive therefore sets out a procedure that must be followed before ‘development consent’ can be given.
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16. This procedure, known as Environmental Impact Assessment (EIA), is a means of drawing together, in a systematic way, an assessment of a project’s likely significant environmental effects. The EIA Report helps to ensure that the importance of the predicted effects, and the scope for reducing any adverse effects, are properly understood by the public and the relevant competent authority before it makes its decision. 17. The proposal falls under Schedule 2 (1)(c) of the Environmental Impact Assessment Regulations 2017, which relates to intensive livestock installations where the floor area exceeds 500sqm. The proposal is for an intensive livestock development which exceeds this threshold. An Environmental Impact Assessment (EIA) screening exercise (ref. 22/02242/SCRN) has previously been undertaken in respect of a poultry development at this site and concluded that an EIA was not required, as the proposal was not considered likely to have significant environmental effects. Whilst the current proposal differs in detail from that previously screened, it is not considered necessary to undertake a further screening exercise, as the development follows the same overall nature and operational ethos. Notwithstanding this, a suite of supporting assessments has been submitted, presenting environmental information in respect of landscape and visual impact, noise, odour, ecology, traffic and transport. Pre-Application Consultation 18. The proposed development is a ‘Major’ development, in terms of the Town and Country Planning (Hierarchy of Developments) (Scotland) Regulations 2009, due to the potential poultry sheds having a floor space greater than 5000 square metres. The applicant was therefore required to undertake formal pre-application consultation with the local community. 19. A Proposal of Application Notice (PAN) was submitted on 3 February 2025. The public engagement carried out is detailed in the supporting Pre-Application Consultation Report. Two public consultation events were held at Stanley Hall. The first event took place on the 11th of March 10-4pm and the second event took place on the 8th of April from 12 noon to 8pm. In addition to the statutory requirements, Aviagen attended the Stanley and District Community Council (SDCC) meetings on the 24th February 2025 and 31st March 2025 to provide opportunities to outline the project and address feedback. In response to feedback from the SDCC meeting and 1st consultation event, guided tours of operational Aviagen poultry farms in Perthshire (Crieff and Kinkell Bridge) were undertaken with neighbours on the 3rd of April 2025 to help illustrate the plans for Newbigging Farm. The Planning Authority are satisfied that the requirements of the pre-application consultation have been met. 20. Public concerns raised as part of this process identified bridge, odour, noise, employment opportunities, visual impact including external lighting, surface water, construction disruption, Avian influenza, traffic and impact on the Taymount Wood and the West Stormont Woodland Group project as being matters not addressed by the consultation events. These matters have been
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responded to by the agent and included within a Pre-Application Consultation (PAC) Report submitted with this application. Pollution Prevention and Control Regulations 21. The threshold for regulation of poultry units under SEPA’s Pollution Prevention and Control Regulations is 40,000 bird places. As this proposal relates to 28,000 birds these regulations would not apply and matters of noise, odour etc will be considered by PKC Environmental Health. Development Plan 22. 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 23. 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. 24. 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 5: Soils 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 16: Quality Homes Policy 17: Rural Homes Policy 18: Infrastructure First Policy 20: Blue and Green Infrastructure Policy 22: Flood Risk and Water Management Policy 23: Health and Safety Policy 29: Rural Development Perth and Kinross Local Development Plan 2019 25. 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,
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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. 26. The principal relevant policies are, in summary; Policy 1A: Placemaking Policy 1B: Placemaking Policy 2: Design Statements Policy 5: Infrastructure Contributions Policy 6: Settlement Boundaries Policy 8: Rural Business and Diversification Policy 17: Residential Areas Policy 19: Housing in the Countryside Policy 26B: Scheduled Monuments and Archaeology: Archaeology Policy 31:Other Historic Environment Assets Policy 32: Embedding Low & Zero Carbon Generating Technologies in New Development 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 50: Prime Agricultural Land Policy 51: Soils Policy 52: New Development and Flooding Policy 53A: Water Environment and Drainage: Water Environment Policy 53B: Water Environment and Drainage: Foul Drainage 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 27. Supplementary Guidance - Developer Contributions & Affordable Housing (adopted in 2023) Supplementary Guidance - Green & Blue Infrastructure (adopted in 2020) Supplementary Guidance - Housing in the Countryside (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 28. Planning Guidance - Loch Leven SPA, the Dunkeld-Blairgowrie Lochs SAC and the River Tay SAC Planning Guidance - Planning & Biodiversity Other Material Considerations 29. The Chief Planner’s letter dated 4 November 2011, regarding occupancy restrictions and rural housing - The letter emphasises that where a dwelling is supported on the basis of an operational need—such as the functional requirement for a worker to live on site—the planning authority should focus on assessing that need at the application stage. If the need is clearly demonstrated and the proposal complies with policy, an occupancy restriction is generally not required, as the planning system should not impose additional controls beyond what is necessary. The letter therefore encourages planning authorities to rely on robust policy assessment rather than restrictive conditions, ensuring that rural homes are granted permission only where they genuinely meet policy criteria, without relying on occupancy controls to limit future use. 30. The Chief Planner’s letter dated 13 February 2023, regarding transitional arrangements for National Planning Framework 4 (NPF4), states: “In the event of any incompatibility between a provision of the National Planning Framework and a provision of a Local Development Plan, whichever of them is the later in date is to prevail.” This confirms that, where there is a conflict between NPF4 and the Local Development Plan, the provisions of NPF4—being the more recent document—take precedence in decision-making. National Guidance 31. 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 32. The following Scottish Government Planning Advice Notes (PANs) and Guidance Documents are of relevance to the proposal: PAN 1/2011 Planning and Noise PAN 33 Contaminated Land Creating Places 2013 33. 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
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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. Designing Streets 2010 34. Designing Streets is the policy statement in Scotland for street design and changes the emphasis of guidance on street design towards place-making and away from a system focused upon the dominance of motor vehicles. It was created to support the Scottish Government’s place-making agenda, alongside Creating Places. National Roads Development Guide 2014 35. 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 36. 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 for this location. Consultations 37. As part of the planning application process the following bodies were consulted: External 38. Scottish Water – no objection. 39. Stanley and District Community Council – no comments. 40. NatureScot – no comments. 41. Perth and Kinross Heritage Trust – no objection subject to conditions in respect to an archaeological standing building survey and archaeological watching brief. 42. Historic Environment Scotland – no objection. 43. Scottish Environment Protection Agency – no objection. Internal 44. Planning Enforcement Officer (Trees) - no objection subject to conditions. 45. Biodiversity – no objection subject to conditions.
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46. Transportation and Development – no objection subject to conditions. 47. Structures and Flooding – no objection subject to conditions. 48. Environmental Health (Noise Odour) – no objection subject to conditions. 49. Environmental Health (Contaminated Land) – no objection subject to condition. 50. Development Contributions Officer – no contribution required. Representations 51. A total of sixty-four letters of representation were received, representing fifty-four individual households. Of the representations received, four expressed support for the proposal, with the remainder raising matters of concern. The main issues raised are as follows: Material Considerations 52. Visual Amenity Contrary to Development Plan Policy Inappropriate Land Use Loss of Prime Agricultural Land Adverse impact on wildlife and natural environment Potential impact on the Tay SAC. Impact on Residential Amenity Flooding and Drainage Concerns for surface water run off (pollution leaching into the RiverTay) Concerns for pollution run off into Nytie Burn Light Pollution Loss of Open Space Loss of Trees Noise Pollution Air Quality Odour Pollution Over Intensive Development Carbon Intensive Production Scale of Development No justification for demolishing the historically recorded Newbigging Farm Group of buildings. Unsuitable industrial and oversized development for an area of historic landscape value. Road, Access and Pedestrian Safety Concerns Traffic Congestion Out of character with the area Impact on Kingsmyre SSSI
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Impact on Roman Watch Tower (Scheduled Monument) and potential ground archaeology Impact on the Taymount Wood (Community woodland) Impact on Biodiversity Protected Species Employment Provision Regulatory and Procedural Issues with Neighbour Notification and Community Engagement Non-Material Considerations 53. Impact on property values Potential health risks Community benefit schemes Negative impact on local surrounding businesses Animal welfare Support Comments Employment provision Enhances the character Supports Economic Development Results in environmental improvements Proposal will allow continued use of the farmland Visual enhancement – finishing materials will integrate well into surroundings Adequate tree screening Biodiversity Enhancement Effective and open Community Engagement 54. A material consideration is a matter which is taken into account in assessing a planning application. These are issues which are relevant to the decision. The material considerations noted above are addressed in the Appraisal section of the report below. 55. In response to the comments on the grounds of quality of public consultation events, the Planning Authority does not offer any comment in this regard beyond confirming that the pre-application requirements set out by Section 25 of the Town and Country Planning (Scotland) Act 1997 (as amended) have been met. 56. Comments in respect to specific properties being omitted from formal neighbour notification. In accordance with Regulation 18 and Schedule 4 of the Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013, only properties containing buildings within 20 metres of the application site boundary require to be notified. The properties referred to are located outwith this statutory distance and therefore no formal neighbour notification was required.
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57. Concerns relating to the welfare and sentience of poultry are acknowledged, however, animal welfare is regulated through separate legislation and is not a determining land-use planning consideration in the assessment of this application. The planning assessment focuses on the environmental and amenity impacts of the proposed development. 58. Objections citing non-compliance with specific policies of the Development Plan (comprising NPF4 and LDP2) are noted. However, these documents must be interpreted and applied as a whole, with all relevant policies and material considerations taken into account. An assessment of these matters is provided in the Appraisal section below. 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 not required Design Statement or Design and Access Statement submitted not required Report on Impact or Potential Impact eg Flood Risk Assessment Pre-Application Consultation (PAC) Report Planning Statement Transport Statement Noise Impact Assessment Odour Management Report Landscape and Visual Appraisal Drainage Design Report Ecological Assessment Bird, Bat and Protected Species Survey Tree Bat Survey Arboricultural Impact Plan Appraisal 59. 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, this involves considerations of the Council’s other approved policies and supplementary guidance.
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Principle 60. Planning decisions require assessment against the Development Plan, which here comprises NPF4 and LDP2, with NPF4 taking primacy in the event of any incompatibility. While development is generally focused within settlements, both frameworks recognise the need to sustain rural economies and avoid suburbanisation and unsustainable travel patterns. NPF4 Policies 29 (Rural Development), 17 (Rural Homes) and LDP2 Policies 8 (Rural Business & Diversification) and 19 (Housing in the Countryside) are considered to be the key policies relevant to the overall principle of the development. 61. The site comprises of an existing farmhouse, steading, a number of outbuildings (all of which are proposed for demolition) and extensive hardstanding. The proposed development comprises two parts, a replacement of the farmhouse and the erection of new poultry buildings. Whilst the two elements are interlinked, they are subject to slightly different considerations. 62. In terms of the replacement of the existing farmhouse, this falls to be assessed against the Housing in the Countryside policies, as contained in NPF4, LDP2 and the Supplementary Planning Guidance 2020. In reviewing the site history, in particular planning permission 19/01021/FUL, there has already been acceptance of the replacement of the existing farmhouse. 63. LDP2 Policy 19 states that development of single houses which fall within at least one of the six identified categories will be supported. (1) Building Groups (2) Infill sites (3) New houses in the open 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 64. The replacement of the existing farmhouse is assessed under Category (4) of LDP2 Policy 19 (Renovation or Replacement of Houses). The existing farmhouse is in a very poor structural condition, with part of the roof having collapsed. Although the proposed farm manager’s dwellinghouse is not located on the exact footprint of the existing farmhouse, it is sited partially on the footprint of the existing steading (to be demolished) and remains within the established farm complex. 65. The repositioning of the replacement dwelling is justified by operational requirements associated with the farm, including site security, bird welfare and accountability, and the need for a permanent on-site presence. In this respect, the proposal aligns with NPF4 Policy 17 (Rural Homes) and LDP2 Policy 19 (Housing in the Countryside), which supports rural housing where it is appropriately located, justified by its context and use, and compatible with its
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rural setting. Accordingly, the principle of a replacement dwellinghouse is accepted. 66. In terms of the new poultry buildings, LDP2 Policy 6 resists development outside settlement boundaries; however, LDP2 Policy 8 (Rural Business & Diversification) and NPF4 Policy 29 (Rural Development) provide a route for rural economic proposals that are appropriately scaled, sited, and justified. 67. The proposed development is situated within an established farm complex in a rural location to the northeast of Stanley. The nearest residential property not within the applicant’s control is approximately 560 metres from the site. Owing to the operational requirements of the proposal, the development is suitably located in a relatively isolated setting while maintaining convenient access to the transport network. Although the site is visible from the surrounding area, the separation distance from neighbouring properties limits direct views and ensures the site remains physically and functionally detached from any settlement. As such, the location of the proposed development accords with the objectives of the NPF4 Policy 29 and LDP2 Policy 8 providing that the detailed planning issues are satisfied. 68. The key determining issues are whether the proposal is consistent with the relevant provisions of the Development Plan with regard to traffic implications, landscape and visual impact of the proposal and impact on neighbouring amenity such as odour and noise. These matters are assessed in detail within the sections below. Design and Layout 69. The applicant has submitted a Statement of Case and Planning Policy Assessment, incorporating a Design and Access element, in accordance with LDP2 Policy 2. Policy 14: Design, Quality and Place and Policy 17: Rural Homes of NPF4 are also relevant as is LDP2 Policy 1: Placemaking. Farmhouse 70. The existing farmhouse is redundant and in a poor condition. As noted above, there has already been acceptance of the replacement of the existing farmhouse through the 2019 planning permission. The location of the proposed replacement farmhouse is to be located to the east of existing, to be located on part of the existing steading building footprint. 71. The replacement dwellinghouse is to be of single storey, pitched roof construction reaching a height of approximately 5.1m to ridge and will provide 3 bedrooms. The footprint measures approximately 147sqm. In terms of finishing materials the walls will be finished in a mix of vertical timber cladding and white render, the roof finished in flat concrete roof tiles in Anthracite, uPVC windows in Anthracite and doors will be composite also finished in Anthracite. A detached pitched roof single garage is proposed to the north east of the dwellinghouse.
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72. The replacement dwelling is acceptable in design and layout, and its relocation approximately 30 metres to the north-east raises no issues, providing adequate separation from the proposed poultry units and allowing for effective site security. 73. Existing landscaping is retained along the north-east boundary, with additional woodland proposed to the east of the dwellinghouse. This combined landscape framework is capable of absorbing the development. 74. In terms of the occupancy of the new replacement dwellinghouse, the applicant has indicated that it would be for a worker associated with the poultry farm. In terms of policy issues, the only issue in terms of this being a mainstream unit would be the potential odours and noise arising from the adjacent poultry farm. 75. However, the close physical relationship with the farm would inevitably control the occupancy here and it would be extremely unlikely that anyone unconnected to the poultry farm would look to live here - so it is not considered necessary to use occupancy conditions. 76. Overall, the layout, house design and materials proposed are acceptable and contribute positively to the quality of the surrounding built and natural environment in compliance with relevant NPF4 and LDP2 policies. Poultry Sheds 77. The proposed sheds are similar in terms of scale and layout to other poultry rearing developments by the applicant or other poultry facilities in Scotland. As noted above, the proposed sheds will measure approximately 100m by 24m to a height of 5.2m and will be linked to each other by covered walkways. The poultry sheds will be steel framed with roof and side walls clad in composite insulated panels, coloured Juniper Green. Additional equipment will include feed stores, a generator, water tanks, LPG tanks, staff amenity building, storage building and incinerator. 78. The siting of the proposed development focuses on the existing building group at Newbigging Farm, with limited extension into adjoining fields. This site has been selected as the most suitable location having regard to a range of interrelated factors. As set out in the supporting information, the layout has been informed by the operational requirements of poultry rearing—where biosecurity and animal welfare are key considerations—alongside the findings of environmental and technical assessments, landscape and visual containment, access and drainage arrangements, and the feedback received through the public consultation process. Collectively, these considerations demonstrate that the chosen site represents the most appropriate location to address amenity, traffic, drainage, construction, operational and visual matters. 79. The proposed sheds are described by the applicant as “state of the art”, designed to take account of energy saving. High levels of insulation, computer- controlled ventilation, energy efficient heating and lighting systems all form part
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of the design. Their height, colour and materials relate well to the surrounding character of the rural environment. The proposal therefore complies with NPF4 Policy 14 – Design, Quality and Place and LDP2 Policy 1 – Placemaking. Landscape and Visual Amenity 80. Safeguarding and enhancing landscape character is considered via LDP Policies 1A, 1B, 8 and 39 of the LDP2. Whilst Policy 4(a) and (d) of NPF4 considers impacts on the natural environment, Policy 29 (Rural Development) seeks to ensure development proposals in rural areas should be suitable scaled, sited and designed to be in keeping with the character of the area. These policies seek for any significant landscape and visual impacts of new development to be addressed whilst resisting development that causes unacceptable effects through its scale, location or design on key characteristics, natural landscape elements, features or the composition or quality of the landscape character on either an individual or cumulative basis. 81. A Landscape Visual Appraisal (LVA) has been submitted with the application which considers the potential implications of the proposed development in terms of landscape character, together with effects upon a representative range of visual receptors. The site is located within the Lowland Hills – Tayside Landscape Character Type (LCT) 380. The predominant landscape type is a mix of agricultural fields and fragments of woodland with scattered designated landscapes. The River Tay meanders through the landscape within a steep wooded valley. The settlement of Stanley is located to the lower area adjacent to the Tay. 82. The application site is located to the north of the public road between Stanley and Ballathie, which accommodates both local and through traffic linking bridges over the River Tay and serving a number of scattered residential properties and farmsteads along its length. 83. The northern and eastern boundaries of the site are defined by Taymount Community Woodland, and a burn runs through the site. Stobhall Garden and Designed Landscape (GDL) is located approximately 1km south of the site which includes a number of Category A listed structures. Kings Myre SSSI, lying 0.83km to the northwest of the proposed development and Taymount Community Woodland bounds the site which is designated as an Ancient Woodland. Having regard to the local topography and existing vegetation cover, it is anticipated that the development will not be visible from these designated sites or structures, with the exception of the Ancient Woodland. 84. Visual impacts refer to the effects of a development as perceived by specific receptors, typically more localised than broader landscape impacts. The assessment of visual impact focuses on sensitive receptors, which are generally categorised into two groups: residential and recreational. A total of 20 viewpoints were assessed, predominantly within 2km of the site, with a limited number of longer range viewpoints beyond 2km. As public routes run along the southern and western boundaries of the site, viewpoints were selected from
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these routes, together with views from nearby residential properties. Residential receptors consist of scattered dwellings, while recreational receptors include users of nearby public rights of way and public viewpoints. Representative viewpoints have been selected to illustrate the likely views of the proposed development from various distances and directions, capturing key perspectives relevant to the assessment. At greater distances to the south, views from the A93 across the valley were considered, along with viewpoints representing the closest locations along the railway line and from Stanley, the nearest settlement. 85. The landscape assessment has considered a number of viewpoints which has concluded that careful consideration of the site and landscape setting through the course of the design process has helped to minimise the visual impact of the proposed development. The visual impact of the proposed development is relatively well contained and minimal from most viewpoints. It is recognised that there will be some localised visual impacts, however, it is proposed within a location where there is an existing agricultural complex and therefore sits within an agricultural landscape. 86. While the layout of the proposed development has been driven by functional requirements, the sheds are positioned within a lower lying area of the site to reduce landscape and visual impacts. The rolling landform to the south will also contribute to the screening of the development. In addition, a landscape framework is proposed to enhance the setting of the development, incorporating woodland blocks to provide screening and to extend habitats associated with the surrounding woodlands. 87. In conclusion, the applicant has proposed a planting scheme aimed at introducing additional woodland planting across the site to mitigate landscape impacts associated with the development. The proposed design, landscape screening and woodland planting is considered robust and appropriate mitigation for the resultant visual impact to be minimised as much as possible. In conclusion, the Planning Authority is satisfied that the proposal complies with development plan policies as noted above. Residential Amenity 88. Residential amenity requires to be considered under NPF4 Policy 14 and LDP2 Policies 1 and 17. NPF4 Policy 23 and LDP2 Policy 56 are also of relevance in relation to noise. Generally, these policies do not support proposals that are likely to result in obtrusive and/or intrusive effects and/or raise unacceptable noise issues and in cases where a Noise Impact Assessment indicates that a proposed development could have a significant detrimental impact on noise levels, appropriate mitigation measures must be provided. 89. The application contains the provision for poultry sheds with a capacity of 28,000 birds. The rearing sheds are for poultry breeding stock and each shed will have a housing capacity of 7,000 birds. This falls outwith the 40,000 poultry threshold for the requirement of Pollution Prevention and Control permit from SEPA. As the
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proposal is below the PPC (Pollution Prevention Control) threshold, SEPA have no remit in relation to odour, noise or air quality and as such no permit is required. An application such as this, however, has the potential to lead to loss of amenity at nearby receptors due to noise and odour. 90. The nearest third-party property is over 500 metres away from the proposed sheds. Noise 91. A Noise Impact Assessment submitted in support of the application has assessed operational noise in accordance with BS 4142:2014+A1:2019, with reference to BS 8233:2014 and WHO guidance. The assessment confirms that, during normal operations, predicted noise levels at all third party noise sensitive receptors would be at or below background levels, or would represent negligible exceedances. Where higher levels are predicted at nearby receptors within the applicant’s ownership, internal noise levels would remain within accepted daytime and nighttime standards. 92. An assessment of emergency generator operation indicates potential short-term exceedances; however, predicted internal noise levels would continue to comply with guidance. The applicant has also committed to further mitigation through the selection of a quieter generator to minimise nighttime impacts. 93. Environmental Health colleagues have been consulted and advised subject to appropriate conditions controlling plant noise and securing mitigation measures, the proposal is not considered to give rise to unacceptable noise impacts on residential amenity and accords with relevant national and local planning policy. Odour 94. The applicant has submitted a Planning Statement and Odour Management Plan which are statements of intent with regards to the applicants‘ intention to manage odour on site which have been reviewed by the Council’s Environmental Health (EH) Team. 95. The poultry sheds will be ventilated by means of a computer controlled mechanical ventilation system. The ventilation system continually monitors parameters such as temperature and humidity to ensure the optimum conditions and dry manure thus reducing emissions of ammonia and odours. 96. The Code of Good Practice for the Prevention of Environmental Pollution from Agricultural Activity which was prepared in 2005 by the Scottish Executive recommends that new buildings should not be within 400 metres of residential properties and where possible should be downwind of residential areas if they are to be used for housing of livestock. 97. Whilst there are no residential receptors within this distance, out with the ownership of the applicant, an Odour Management Plan (OMP), Reference: As
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1118 OMP, dated 29 May 2025 has been submitted with the application. Provided the OMP is fully implemented once the development is operational. Environmental Health colleagues have advised that they are satisfied that the mitigation measure contained within the OMP will ensure that odour from the facility will not impact on residential amenity of neighbouring properties. 98. Overall, EH have, subject to planning conditions, raised no concerns over the potential for adverse noise and odour on residential properties. The proposal is therefore considered to comply with NPF4 and LDP2 Policies, as noted above, with no unacceptable impact on the amenity of residential properties. Roads and Access 99. NPF4 Policy 18 Infrastructure First and LDP2 Policy 60 Transport and Accessibility are the most applicable policies to assess the application against in terms of potential traffic and transport impacts. These policies seek to encourage, promote and facilitate an infrastructure first approach to land use planning, which puts infrastructure considerations at the heart of placemaking whilst the formation of new accesses should be designed to the satisfaction of the Council’s Transportation and Development Team. 100. A transport statement has been provided to support this application. The proposal is for a breeding facility at Newbigging Farm and there is no extraction/collection associated with the development. The project will employ a total of 20 staff but only 9 staff are accounted for in traffic movements to reflect the following factors: i. The farm manager lives on site ii. Not all 20 staff work on site at the same time iii. Some staff cycle to work, with provisions made for onsite cycle storage iv. A travel plan which includes for car sharing 101. Vehicle movements from the operation of the farm is estimated as shown in Table 1, below. There will be a number of HGV movements associated with normal operations including the delivery of feed, fuel and poultry lorries. Traffic will be higher during shed depletion, cleaning out and re-stocking periods. Private vehicles for people commuting to the site make up the majority of the journeys. 102. Agricultural vehicles and trailers, including slurry tankers will be used for the removal of poultry litter and wastewater during the cleanout period. The Transport Statement estimates vehicle generation of 16 movements per day on average.
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Vehicular Access 103. The existing vehicle access junction to Newbigging Farm is proposed to be stopped up with a new direct access proposed on to the C406 public road to the south in the form of a priority junction. The new junction will be designed to accommodate HGV traffic (a swept path has been provided for a 16.5m articulated vehicle) and will lead to an access track that joins the existing access track within the site area The C406 is a rural single carriageway subject to national speed limit restrictions predominantly providing access to farms and residential dwellings within the wider area. Visibility splays of 2.4m x 215m have been provided and a condition is recommended for the formation of the junction visibility splays in accordance with the Design Manual for Roads and Bridges (DMRB). A condition is recommended for a detailed design of the new junction and the stopping up of the existing access prior to commencement of development. 104. Public representations have raised concerns regarding the use of the C406 railway bridge to the west of the site, which operates on a one way give and take basis. The anticipated level of traffic associated with the development, as set out in Table 1, has been reviewed by the Roads Authority (Roads Maintenance), which has raised no objections to the use of the bridge. The Roads Authority (Structures) has also confirmed that there are no concerns in relation to weight restrictions on the bridge. As the bridge is owned by Network Rail, they were consulted on the application in respect of any potential operational concerns or the need for localised improvements; however, no objections have been raised. In addition, the Roads Authority (Traffic and Network) has been consulted and has raised no objections to the proposed development.
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Parking 105. The proposed scheme includes 18 parking spaces which is designed to provide a suitable provision for the proposed staffing and visitors. Conditional control will ensure at least 2 of these spaces are accessible. The spaces will be: 9 staff, up to 4 visitors; and provision for 5 additional spaces to accommodate maintenance staff, standard deliveries etc. Please note that an additional accessible parking space is required as per the National Roads Development Guide standards. This can, however, be secured by condition. 106. The 3-bedroom house will have 2 parking spaces which is adequate in terms of the National Roads Development Guide. Walking, Cycling, and Public Transport 107. There is no footway adjacent to the site, however, the site is accessible by bicycle either via the core path or road network. This enables members of staff and visitors with an alternative to the private car. As there is a desire to employ local people for the jobs at the site, there is an opportunity for them to be within a distance that they could cycle to the site. Conditional control will ensure at least 9 covered bicycle storage areas are provided. No bus services currently operate on the C406 passing the site frontage. It is unlikely that staff members would walk to the nearest bus stops, but these could be used as a multi-modal trip, including cycling. Construction Traffic Management Plan (CTMP) 108. The applicant advises that all construction and operational traffic will route via the A9(T), accessing the site via the Bankfoot Junction, thereby avoiding travel through Stanley. While objections have been raised in relation to the narrow nature of roads approaching the site, it is considered appropriate to secure a Construction Traffic Management Plan (CTMP). The CTMP will identify approved construction traffic routes and set out traffic management measures, including the use of manned control where necessary during the delivery of abnormal or large loads. 109. The Councils Transportation and Development Team have no objection to the application subject to conditions. As such, the Planning Authority are satisfied that the proposal would be provided with adequate access and subject to appropriately worded conditions, construction traffic impacts can be controlled. The proposed development is considered to comply with NPF4 Policy 18 and LDP2 Policy 60. Drainage and Flooding 110. NPF4 Policy 22, along with LDP2 Policies 52 and 53, require that all forms of flood risk are fully understood, appropriately addressed, and that developments are designed to be flood resilient without increasing flood risk to surrounding
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areas. Furthermore, LDP2 Policy 53 requires developers to satisfactorily meet the required standards for water, wastewater and surface water drainage servicing. Flooding 111. A review of fluvial and pluvial flooding reveals that the proposed site is not at risk of flooding from either source. Surface Water Drainage 112. The applicant has submitted a drainage design report which included greenfield runoff calculations and MicroDrainage modelling output. Runoff from all hardstanding areas will be collected by filter drains and directed to an attenuation basin and subsequently discharge to the burn through a manmade ditch. Discharge will be controlled to the greenfield runoff rate using a hydrobrake. Surface water drainage will be via a treatment train consisting of swales leading to an attenuation basin before discharging to the local watercourse. Runoff from the wheel wash and during washdowns will be collected via channel drains and temporary stored in tanks, to be removed form site and disposed of appropriately. All runoff is to be routed through a silt trap prior to discharging to swales/basins. Foul Water Drainage 113. Foul water will arise primarily from washdown operations and staff facilities, including the office, canteen and farm manager’s house. Washdown effluent will be managed through a closed drainage system, with each shed served by dedicated washdown bays draining to above-ground storage tanks for periodic removal to a licensed facility. Vehicle wash effluent will be contained within a separate closed system and stored for off-site disposal. Foul water from ancillary buildings and the manager’s dwelling will be treated via an upgraded wastewater treatment system, with treated effluent further filtered prior to discharge to the local watercourse. 114. Overall, Structures and Flooding have been consulted and have not raised any concerns over the potential for flooding and/or drainage implications associated with the proposed development subject to condition in respect to a detailed sustainable urban drainage system (SUDS). The proposal is therefore considered to comply with the above-named policies. Contaminated Land 115. NPF4 Policy 9: Brownfield, vacant and derelict land and empty buildings and LDP2 Policy 58: Contaminated Land, are the most applicable policies to assess the proposal against in terms of potential contaminated land impacts. These policies require developers to demonstrate that land which is potentially contaminated can be developed in a safe and suitable manner.
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116. PKC’s Contaminated Land Team were consulted on the proposal and advised that potentially there are a range of contaminants that could be present in agricultural land. This is particularly true of areas used as farmyards which may have contained a variety of buildings that have been put to a number of uses. Aside from the likely presence of made ground, any number of chemicals could have been used and potentially leaked or been spilled. The risks associated with this remain difficult to quantify until there has been some form of sampling and chemical analysis of the soils contained within the development area. This will help determine the suitability of the site for the proposed development and whether any measures are needed to mitigate against any risks that have been identified. 117. It is therefore necessary to undertake an evaluation for the potential of the site to be affected by contamination, to assess the potential risk and if after the preliminary risk assessment identifies the need for further assessment, an intrusive investigation should be undertaken. As such, subject to planning condition, the proposal complies with NPF4 Policy 9 and LDP2 Policy 58A. Cultural Heritage 118. NPF4 Policy 7 Historic assets and places and LDP2 Policy 26B Archaeology and Policy 31 Other Historic Environment Assets are the most applicable policies to assess the application against in terms of potential impacts upon the historic environment. Broadly these policies seek to protect and enhance historic environment assets and places, whilst resisting development which would have an adverse impact on the character, integrity or setting of listed buildings or scheduled monuments, or other archaeological sites. Conservation Area and Listed Buildings 119. The site does not lie within or within close proximity of a conservation area. Furthermore, the proposed development does not raise any concerns in respect to any significant impact on any listed building. As such the proposal complies with NPF4 Policy 7 and LDP2 Policies 27 and 28. Archaeology 120. The planning statement notes that this proposed development appears to be in a blank area with regards to known buried archaeology. Perth and Kinross Heritage Trust (PKHT) have been consulted and advise that the development area was not exploited in prehistory/historic times but with little archaeological work to inform this and given the arable nature of the development site, alongside its location within the landscape there remains some potential for unknown remains to exist. The supporting statement suggests the provision of archaeological monitoring for all groundbreaking works. 121. Perth and Kinross Heritage Trust (PKHT) are in agreement with the provision of archaeological monitoring to assess the presence/absence, character and significance of archaeological deposits on the site and record these appropriately
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and have recommended a condition for a programme of archaeological works be attached to any consent. PKHT further comments that although not specified in the condition but as best practice, they would recommend that a Written Scheme of Investigation is produced and agreed with PKHT and submitted to the Planning Authority for our records. 122. Subject to condition, the proposal accords with Policy 7 Historic Assets and Places of NPF4 and LDP2 Policy 26B. 123. PKHT also noted that the application includes the full demolition of the Newbigging Farm building group which do retain some historic layout and fabric as mapped on the 2nd edition Odnance Survey. These buildings fall to be assessed against LDP2 Policy 31: Other Historic Environment Assets which apply to historic assets that are not statutorily designated. NPF4 Policy 7: Historic Assets and Places is also relevant which notes that redundant historic buildings should be brought back into sustainable and productive use. PKHT requested the application demonstrate why this cannot be achieved with this building group and consider retention and repair if possible. 124. The applicant subsequently spent considerable time reviewing the existing building with the aim of retaining and converting any viable part of the structure. The farmhouse is almost completely derelict with a collapsed roof over a large section and as such presents significant challenges to restore and reuse, this being consistent with the historic permission to replace it. The steading is largely intact, albeit the mix of stone and brick replacement with a large expanse of asbestos roofing make reuse highly problematic. Not least is that the orientation of the proposed chicken sheds, which is determined by (i) ventilation (NW-SE axis), (ii) the minimisation of avian flue risk through separation distances & (iii) achieving wider landscape containment means that the location of the site access and the replacement farmhouse (with requisite separation for the sheds) are restricted to the steading area. Retention of the steading in this instance is therefore, regrettably, unachievable. Furthermore, they would not be functional for modern day poultry purposes. 125. Having regard to LDP2 Policy 31, which seeks the retention and reuse of non- designated historic environment assets where practicable, it is considered that the limitations of the buildings in terms of layout, orientation and structural condition mean that their continued use or conversion would not be feasible or indeed viable, and that their loss is therefore justified in this instance. 126. Discussions took place between the applicant’s agent and PKHT who accepted their demolition, however, recommended the implementation of an archaeological building standard survey, the scope of the works to be agreed with PKHT. On balance, and in accordance with LDP2 Policy 31, it is concluded that the retention or conversion of the existing buildings is not practicable and that their removal, accompanied by appropriate archaeological recording, represents an acceptable planning outcome.
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Natural Heritage, Biodiversity and Trees 127. NPF4 Policy 3: Biodiversity, NPF4 Policy 4: Natural Places and LDP2 Policy 38: Environment and Conservation and Policy 41: Biodiversity are the key policies to be applied in the assessment of the potential effects of the proposed development upon Natural Heritage, Ecology and Biodiversity. Broadly, these policies state support in principle for proposals which will conserve, restore and enhance biodiversity whilst resisting development which by virtue of type, location or scale will have an unacceptable impact on the natural environment including nature conservation sites designated for its biodiversity, species, habitat, or geodiversity importance. 128. NPF4 Policy 6 and LDP2 Policy 40: Forestry, Woodland and Trees are the key policies to be applied in the assessment of effects on trees and forestry. The Council will apply the principles of the Scottish Government Policy on Control of Woodland Removal and there will be a presumption in favour of protecting woodland resources. Where the loss of woodland is unavoidable, mitigation measures in the form of compensatory planting will be required. NPF4 Policy 4 Natural Places and LDP2 Policy 38: Environment and Conservation 129. All methods in the submitted Bat Survey Report, Bird and Protected Species Assessment are in accordance with best practice. Activity surveys carried out in June 2025 confirmed the presence of bats. Due to the presence of bat roosts, no works can be undertaken before a derogation licence from NatureScot (formerly Scottish Natural Heritage) has been issued. The submitted Bat Survey Report contains sufficient information for the planning authority to be satisfied that all three tests are likely to be met. The same tests need to be passed in order for NatureScot to issue a licence. Breeding Birds 130. For all wild bird species in Great Britain, it is an offence to intentionally or recklessly kill, injure or take a bird; take, damage, destroy or interfere with a nest of any bird while it is in use or being built; or obstruct or prevent any bird from using its nest. Clearance of vegetation should not take place during the bird breeding season between 1st March and 31st August inclusive. An informative will be added to this effect. 131. The submitted Bat Survey Report, Bird and Protected Species Assessment notes the presence of swallow, house sparrow, and house martin nests. Nest boxes must be provided on the completed buildings or nearby trees as compensation for all destroyed nests. 132. The Report confirms that a barn owl was recorded roosting at the steading. All recommendations in section 7 must be adhered to in full which can be controlled by condition.
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NPF4 Policy 3 Biodiversity and LDP2 Policy 41: Biodiversity Biodiversity Enhancement 133. Development proposals for national or major development will only be supported where it can be clearly demonstrated that significant biodiversity enhancements will be delivered, in addition to any mitigation measures required to address development impacts. Such enhancements should contribute to the creation of nature networks, strengthening ecological connectivity within the site and linking to habitats beyond the development boundary. These measures must be secured within a reasonable timescale and with a high degree of certainty, and should include, where appropriate, arrangements for their long-term management, maintenance and monitoring to ensure the enduring enhancement of biodiversity value. 134. Enhancement for biodiversity should be an objective of all planning projects and can be realised in several ways depending on location, surrounding habitats and landscape character. Some biodiversity enhancement will be provided via the proposed landscaping plan including woodland, wet woodland and an avenue of oak trees. The plan indicates predominantly native species. 135. Biodiversity enhancement can only be considered so if the measures are over and above the measures required for compensation. The bird and bat boxes required for compensation cannot be included in the calculation for enhancement. 136. The Preliminary Ecology Survey and Assessment Report recommend the following measures: Enhance grassland habitat with wildflower seed mixes. Sow a flowering lawn mix Sow a Mavisbank meadow mix and wet meadow mix Create stone and log piles for amphibians and reptiles. Install wildlife kerbs and gully pot ladders within 500m of any water body. 137. Confirmation of this on a plan is required and as such a detailed plan indicating location, quantity, specification and maintenance requirements for compensation and biodiversity enhancement measures will be secured by condition. 138. It is accepted that the proposal complies with NPF4 Policy 3 Biodiversity and LDP2 Policy 41 Biodiversity subject to conditions. Protected Areas 139. The proposed development site is not located within or immediately adjacent to any designated nature conservation sites, including Special Protection Areas (SPAs), Special Areas of Conservation (SACs), or Sites of Special Scientific Interest (SSSIs). These designations are recognised as statutory nature
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conservation sites due to their ecological, habitat, or species importance. The closest designated sites are listed below: River Tay SAC Kings Myre SSSI 140. As noted above, SEPA have no regulatory remit under PPC for any proposal below 40,000 birds, however, they undertook a SCAIL (Simple Calculation of Atmospheric Impact Limits), a screening tool used to predict whether emissions from a proposed development are likely to cause harmful air quality impacts on sensitive receptors, particularly designated ecological sites. The SCAIL screening identified potential exceedances at a number of nearby designated ecological sites. SEPA has advised that further consultation with NatureScot may be appropriate in order to consider these results and any potential implications in more detail. 141. NatureScot were subsequently consulted and advised that based on the SEPA data, Cairnleith Moss SSSI and Dunkeld-Blairgowrie Lochs SAC were excluded from further consideration as they are nearly 4km and 8km, respectively, from the proposed development and as such have been assessed as not being significantly affected by the proposed development. 142. In respect of the River Tay SAC, which is located approximately 1km from the proposed development, the presence of intervening arable farmland and riparian woodland provides an effective buffer. Having regard to this separation distance and intervening land uses, the SAC has been assessed as not being significantly affected by the proposed development. 143. Kings Myre SSSI is the closest designated site to the proposed development, located approximately 0.83km to the north-west. Although it records the highest predicted environmental concentration of the sites assessed, this does not fall within a range that would be expected to result in a detrimental impact on the qualifying feature, namely open water transition fen. Dense woodland begins approximately 0.28km from the site and extends over the remaining distance to the SSSI, providing an effective buffer. 144. With the exception of an area to the west, the SSSI is largely surrounded by woodland classified as ancient woodland, which is unlikely to be subject to future clearance and can therefore be regarded as a permanent buffer. NPF4 Policy 6 and LDP2 Policy 40: Forestry, Woodland and Trees Trees 145. NPF4 Policy 6 and LDP2 Policy 40: Forestry, Woodland and Trees are the key policies to be applied in the assessment of effects on trees and forestry. The Council will apply the principles of the Scottish Government Policy on Control of Woodland Removal and there will be a presumption in favour of protecting
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woodland resources. Where the loss of woodland is unavoidable, mitigation measures in the form of compensatory planting will be required. 146. The proposal includes the removal of a limited number of trees and a section of hedgerow, including a Category B beech hedge and a small number of Category C trees, comprising coniferous and broadleaf species. 147. The Council’s Planning Enforcement Officer (Trees) has been consulted and has raised no objection to the proposed removal of trees and hedgerow, subject to the provision of a robust replacement planting scheme. The submitted arboricultural information supports the use of native tree and shrub species, including hazel, hawthorn, spindle, honeysuckle, crab apple, sessile oak, common oak, rowan and guelder rose, together with native hedging species such as hawthorn, hazel, holly and blackthorn. However, the submitted landscape framework plan lacks detail in respect of ground conditions, drainage, pre- planting preparation, vegetation control, stock size and numbers, planting density and arrangement, planting and protection methods, staking, and future aftercare and management. In addition, the proposal does not currently include provision for new hedging. These matters can, however, be appropriately addressed and secured through suitably worded planning conditions. 148. The relevant consultees, SEPA, NatureScot, PKC Biodiversity Officer and PKC Enforcement Officer (Trees) have no objection to the proposal subject to conditions as referenced above. It is considered that the supporting documents satisfies the requirement for an evidence-led approach to the assessment of potential impact upon the Natural Environment. Appropriate information has been submitted in support of the application. Accordingly, subject to the recommended conditions, the Planning Authority is satisfied that the proposal complies with development plan policies as noted above. Prime Agricultural Land 149. NPF4 Policy 5: Soils and LDP2 Policy 50: Prime Agricultural Land are the key policies to be applied in the assessment of development proposals on prime agricultural land which seek to safeguard prime agricultural land as a valuable resource, whilst allowing for limited development where there is a clear operational or locational need, no reasonable alternative site, and where impacts are minimised and justified within the context of a sustainable rural economy. 150. The majority of the land is designated as Class 3.1 prime agricultural land, with a small area of Class 2 prime agricultural land also present. Both classifications fall within the definition of prime agricultural land. 151. Policy 50 sets out that development outwith settlements shall not be permitted on prime agricultural land, unless necessary to meet a specific need such as: a major infrastructure proposal, and that there is no other suitable site available on non-prime land. It further specifies that small scale development directly linked to rural business may be acceptable on prime agricultural land, providing it is
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compatible with all other aspects of the policy framework of the Plan and it does not adversely affect the viability of the agricultural unit. 152. All land surrounding the site is identified as Class 3.1 prime agricultural land, therefore, there is no other suitable non-prime land adjoining the site which could be considered as an alternative extension to the site chosen. The reasons for selecting the location are clearly set out in supporting documents and considered reasonable. The area of prime land proposed for development is considered small scale when compared to the extent of remaining prime land available in this location and the proposal is linked to a rural business. 153. The proposed development of prime agricultural land is technically contrary to this policy however a departure is justified because the additional land take is acceptable in the context of the surrounding area, and taking into account that the proposal is a necessary repurposing of an existing facility it is considered to be justified that there is a specific locational need to include the additional land (that is prime agricultural land) in the application site. 154. The NPF contains a similarly aligned policy 5 that provides for departures for development proposals on prime agricultural land where it is for ‘…essential infrastructure and there is a specific locational need and no other suitable site…’ where the layout and design of the proposal minimises the amount of protected land that is required. 155. Overall, the loss of this prime agricultural land has been limited and considered acceptable, when balanced against the wider benefits of the proposed development and as such complies with Policy 50 of LDP2 and Policy 5 of NPF4. Sustainability 156. LDP2 Policy 32 requires proposals for new buildings to demonstrate that at least 10% of the current carbon reduction emissions will be met though the installation and operation of zero and low-carbon generating technology. As this proposal includes the erection of new buildings, consideration must be given to this requirement. Further, NPF4 Policy 2 ‘Climate Mitigation and Adaptation’ requires that development should be designed to reduce green gas emissions. The specific requirements of Policy 32 have not been formally addressed in terms of the 10% requirement for the deployment of Low and Zero Carbon Generating Technology in New Development (LZCGT). As required under Policy 32 the applicant will need to demonstrate compliance in terms of what LZCGTs will be deployed. As such a condition shall be imposed to ensure this requirement is met. Developer Contributions 157. The proposed site is located out with any area where financial contributions towards roads infrastructure is required. As such, the Developer Contributions
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Supplementary Guidance is not applicable to this application and therefore no contributions are required in this instance. Socio-economic Impacts 158. NPF4 Policy 25 promotes development that contributes to community wealth building, including local employment opportunities, use of local supply chains, and support for local and regional economic priorities. The proposed development would create temporary construction employment and a number of permanent operational roles, which is recognised as offering positive socio- economic benefits at a local level. 159. However, consistent with established practice, the planning system has limited ability to secure or control community wealth building outcomes such as local labour content, procurement choices or long-term economic distribution through planning conditions or legal agreements. As such, while the anticipated employment and economic activity associated with the proposal are material considerations, they can only be afforded limited weight—either positive or negative—in the determination of the application. 160. The proposed development is supported with limited economic information that would allow for a detailed assessment of its socio-economic impact. It is, however, anticipated that employment opportunities during the construction phase will be significant, albeit temporary. Additionally, the proposed development will create employment opportunities for the local community and secondly employment in haulage and the agricultural supply chain. As such the impact of the proposal on the rural economy at this location is considered to be significantly positive. Planning Obligations and Legal Agreements 161. None required. Direction By Scottish Ministers 162. 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 163. To conclude, while the proposal represents a minor departure from the Development Plan, it is considered to broadly comply with the aims and objectives of NPF4 and the adopted Perth and Kinross Local Development Plan 2 (2019). Having taken account of all relevant material considerations, it is concluded that these considerations are sufficient to justify the departure in this particular case and that no material factors have been identified which would
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warrant refusal. Accordingly, the proposal is recommended for approval, subject to the following conditions. Recommendation 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. For the avoidance of doubt, this permission includes a replacement farmhouse. Prior to the occupation of the new farmhouse, the existing farmhouse shall be demolished and the site on which it lies shall be cleared, reinstated and finished in accordance with the approved plans. Reason - In order to clarify the terms of this planning permission. Contamination 3. Development shall not commence on site until an evaluation for the potential of the site to be affected by contamination by a previous use has been undertaken and, as a minimum, a Preliminary Risk Assessment (Phase 1 Desk Study) has been submitted for consideration and accepted by the Council as Planning Authority. If the preliminary risk assessment identifies the need for further assessment, an intrusive investigation shall 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 measures to decontaminate the site shall be fully implemented in accordance with the scheme subsequently agreed by the Council as Planning Authority. Verification that the scheme has been fully implemented must also be submitted to the Council as Planning Authority. Reason - In order to deal with any potential contamination of the site as a result of its former use.
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Residential 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 residential amenity of the area. 5. 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. Reason - In order to safeguard the residential amenity of the area. 6. Servicing of and deliveries to the premises shall be carried out between 0800 and 1800 daily. Reason - In order to safeguard the residential amenity of the area. 7. Should any aspect of the development result in a verified noise complaint determined by the Council as Planning Authority in consultation with Environmental Health, within 14 days of written request by the Council as Planning Authority, the applicant shall arrange for a Noise Impact Assessment (NIA) by a suitably qualified noise consultant with the scope and timescale submitted to and agreed in writing with the Council as Planning Authority in consultation with Environmental Health. Thereafter any agreed mitigation measures shall be implemented to ameliorate the nuisance. Reason - In order to safeguard the residential amenity of the area. 8. The approved Odour Management Plan (document no. 24), shall be implemented in full and be strictly adhered to throughout the operational stage of the development to ensure that residential amenity of neighbouring properties is not affected by odour as a consequence of and/or in relation to, the operation of the poultry units. Reason - In order to safeguard the residential amenity of the area. 9. Should any aspect of the development result in a verified odour complaint determined by the Council as Planning Authority in consultation with Environmental Health, within 14 days of written request by the Council as Planning Authority, the applicant shall arrange for an Odour Impact Assessment (OIA) to be carried out by a suitably qualified consultant. The OIA findings shall be submitted for the written approval of the Council as Planning Authority, in consultation with Environmental Health and must draw conclusions and make recommendations as necessary. Thereafter any necessary measures to
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ameliorate the odour nuisance should be put in place, and a new or revised Operational Management Plan must be submitted to the Council within a specified agreed timescale. Reason - In order to safeguard the residential amenity of the area. 10. 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 residential amenity of the area. Roads and Access 11. 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 Plan (CTMP) 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.
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The CTMP as approved shall be strictly adhered to during the entire site construction programme. Reason - In the interest of proper site management. 12. Prior to commencement of development, a detailed design for the proposed new vehicular access junction, and the stopping up of the existing junction, shall be submitted to and agreed in writing by the Planning Authority in consultation with the Roads Authority. The vehicular access, as approved in writing, shall be implemented in accordance with the approved details prior to the development being brought into use or occupied. Reason - In the interests of road safety; to ensure an acceptable standard of construction within the public road boundary. 13. Prior to the commencement of the development hereby approved, full visibility splays of 215 metres along the channel line shall be provided to the North East and South West of the access, at a set-back of 2.4 metres measured 1.05m above the road level to the standard and specification required by the Council as Roads Authority. The visibility splays shall be physically formed on the ground and any existing fences, walls, hedges or other means of enclosure or obstructions within the splays shall be removed and relocated outwith the splays. Once formed, the visibility splays shall be permanently retained thereafter, and no visual obstruction of any kind shall be permitted within the visibility splays so formed. Reason - In the interests of road safety; to ensure an acceptable standard of construction within the public road boundary. 14. No part of the development shall be occupied until a Staff Travel Plan (STP), aimed to encourage more sustainable means of travel, has been submitted and approved in writing by the Council. The STP will have particular regard to provision for walking, cycling and public transport access to and within the site and will identify the measures to be provided, the system of management, monitoring, review, reporting and the duration of the plan. Reason - To promote sustainable transport options and to meet advice within National Planning Framework 4. 15. Prior to the commencement of development, a scheme for a covered cycle bay which stores a minimum of 9 bicycles, shall be submitted to the Council as Planning Authority for written approval. Thereafter, the agreed scheme shall be implemented and operational prior to the occupation of the development, and thereafter retained in a usable condition for the life of the development. Reason - To encourage active travel and meet advice within National Planning Framework 4.
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16. Prior to the commencement of development, a plan shall be submitted for the written approval of the Council as Planning Authority which shows a minimum of 2 accessible parking spaces. Thereafter, the agreed scheme shall be implemented prior to the occupation of the development and thereafter retained in a usable condition for the life of the development. Reason - To ensure that the development provides adequate accessible parking in accordance with National Planning Framework 4. Trees and Landscape 17. Prior to the commencement of the development hereby approved, a detailed landscaping and planting scheme for the site shall be submitted for the written agreement of the Council as Planning Authority. The scheme shall include: a) Details of the height and slopes of any mounding or recontouring of the site including existing and proposed finished levels. b) Details of existing ground conditions, drainage, pre-planting preparation, vegetation control, stock size, stock numbers, stock density, planting arrangement, planting method, protection methods from vermin, staking methods, proposed aftercare and management. c) Full details of all hard landscaping proposals including materials and installation methods (including fences and gates). d) Species, height, size and density of trees, shrubs, hedges, grassed areas and water features to be planted. e) A schedule of planting to comprise species, plant sizes and proposed numbers and density. f) A programme for the implementation, completion and subsequent management of both the proposed landscaping and any trees and vegetation to be retained. The Landscaping Scheme must include timescales for the implementation of the works. All soft and hard landscaping proposals shall be carried out in accordance with the approved planting scheme and management programme. Completion of the landscaping scheme shall be supplied in writing to the Council as Planning Authority within 7 days of that date. Any planting which, within a period of five years from the completion of the development is dying, being severely damaged or becoming seriously diseased, shall be replaced by plants of similar size and species to those originally required to be planted. Once provided, all landscaping works shall thereafter be permanently retained. Reason - To ensure the implementation and management of a satisfactory scheme of landscaping which will help to integrate the proposed development into the local landscape in the interests of the visual amenity of the area. 18. Prior to the commencement of any works on site, all trees identified for retention and any peripheral trees bounding the site, which may be affected by any element of the approved development and its associated construction shall be protected in full accordance with BS 5837: 2012 'Trees in relation to design,
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demolition and construction'. Protection measures, once in place, shall remain in place for the duration of construction. If such protection measures are damaged beyond effective functioning then works that may compromise the protection of trees shall cease until the protection can be repaired or replaced with a specification that shall provide a similar degree of protection. Reason - To ensure a satisfactory standard of development and environmental quality and to reserve the rights of the Planning Authority. 19. All trees on site, other than those marked for felling on the approved plans, shall be retained. Reason - To ensure a satisfactory standard of development and environmental quality and to reserve the rights of the Planning Authority. 20. Prior to the commencement of development, full details of the proposed offsite landscaping mitigation scheme (as shown on document no. 08), shall be provided and agreed in writing by the Planning Authority. The scheme shall set out the principles for mitigating any significant visual effects of the development on surrounding receptors, including residential properties, recreational routes and transport corridors. The scheme shall include: Identification of planting opportunities based on land availability and suitability; Phasing and indicative timing of planting, taking account of seasonal and operational constraints; Details of maintenance and long-term management of the planting to ensure effective establishment and retention; Full specification of planting proposals, including species mix (native where appropriate), plant sizes, densities, and any seeding requirements for grassland or wildflower areas. The full offsite landscaping mitigation scheme shall thereafter be developed in accordance with the agreed scheme and fully implemented thereafter. Any planting which, within a period of five years from the completion of the development is dying, being severely damaged or becoming seriously diseased, shall be replaced by plants of similar size and species to those originally required to be planted. Once provided, all landscaping works shall thereafter be permanently retained The full offsite landscape mitigation scheme shall be completed prior to the occupation of the development, unless otherwise agreed in writing with the Planning Authority. Reason - To ensure that significant visual effects of the development are mitigated as far as reasonably practicable through a timely and deliverable
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scheme of landscape mitigation, in the interests of protecting landscape and visual amenity. Biodiversity 21. Prior to the commencement of the development hereby approved, a detailed plan indicating the location, quantity, specification and maintenance requirements for compensation and biodiversity enhancement measures shall be submitted for the further written agreement of the Council as Planning Authority. It shall include: a) three swallow nesting cups and three house martin nesting cups as compensation b) three house sparrow boxes as compensation c) two barn owl boxes as compensation d) Biodiversity enhancement measures over and above the measures required for compensation in accordance with the recommendations within the supporting biodiversity survey submitted and hereby approved. Thereafter, the agreed scheme shall be maintained in a reasonable condition for the life of the development. Reason - In the interests of protecting environmental quality and of biodiversity. 22. An updated bat survey will be required prior to the commencement of works, if works have not commenced within 24 months of the date of the bat survey approved as part of this permission. The updated survey shall be submitted to the Council as Planning Authority for written agreement and works shall not commence until after such written agreement has been issued by the Council. Reason - In the interests of protecting environmental quality and of biodiversity. 23. The conclusions and recommended action points within the supporting biodiversity surveys submitted and hereby approved (document nos. 28 and 39 relate) shall be fully adhered to, respected and undertaken as part of the construction phase of development. Reason - In the interests of protecting environmental quality and of biodiversity. 24. If works are to be undertaken during the bird breeding season, no works in connection with the development hereby approved shall commence until such time that a detailed check of the site for active barn owl nests has been undertaken by a surveyor holding a NatureScot Schedule 1 Bird Survey Licence and written confirmation has been submitted to the Planning Authority for written agreement. For the avoidance of doubt, the confirmation shall show that no birds will be harmed and that there are appropriate measures in place to protect nesting barn owls on the site. The check shall be undertaken not less than 14 days before the commencement of the development and no site clearance or other works in connection with the development hereby approved shall
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commence unless the written confirmation has been submitted to and approved in writing by the Planning Authority. Reason - In the interests of protecting environmental quality and of biodiversity. 25. Prior to the commencement of development hereby approved, a Construction Environmental Management Plan (CEMP) shall be submitted and approved in writing by the Council as Planning Authority. The CEMP will remain a live document with any working practices deemed to be having an adverse impact on ecology or the environment will be the subject of a revision. All revisions must be submitted to the Planning Authority as soon as reasonably practicable for written agreement. Thereafter the development shall be fully undertaken in accordance with the agreed CEMP. Reason: In the interest of protecting environmental quality and of biodiversity. To minimise any associated adverse landscape and visual impact of the above ground elements and protect the character and visual amenity of the immediate and surrounding countryside. 26. Measures to protect animals from being trapped in open excavations and/or pipe and culverts shall be implemented for the duration of the construction works of the development hereby approved. The measures may include creation of sloping escape ramps for animals, which may be achieved by edge profiling of trenches/excavations or by using planks placed into them at the end of each working day and open pipework greater than 150 mm outside diameter being blanked off at the end of each working day. Reason - In order to prevent animals from being trapped within any open excavations. Drainage 27. Development shall not commence on site until a detailed sustainable urban drainage system (SUDS) has been submitted for the written agreement of the Council as Planning Authority, in consultation with SEPA where necessary. The scheme shall be developed in accordance with the technical guidance contained in The SUDS Manual (C753) and the Council’s Flood Risk and Flood Risk Assessments Developer Guidance, and shall incorporate source control. All works shall be carried out in accordance with the agreed scheme and be operational prior to the bringing into use of the development. Reason - To ensure the provision of effective drainage for the site. 28. Storm water drainage from all paved surfaces, including the access, shall be disposed of by means of suitable a Sustainable Urban Drainage System to meet the requirements of best management practices. Reason - To ensure the provision of effective drainage for the site.
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Archaeology 29. Development shall not commence until the developer has secured the implementation of an archaeological watching brief, to be carried out by an archaeological organisation acceptable to the Council as Planning Authority, during development work. The retained archaeological organisation shall be afforded access at all reasonable times and given time to undertake all required monitoring works and permitted to record and recover items of interest and finds. The developer will clearly communicate the development programme to their archaeological organisation to ensure all necessary monitoring is covered by the watching brief. The name of archaeological organisation retained by the developer shall be given to the Planning Authority and Perth and Kinross Heritage Trust in writing not less than seven days before the commencement date provided in the Notice of Initiation of Development. Reason - To ensure archaeological monitoring is carried out to safeguard and record any archaeological remains within the development area. 30. Development shall not commence until the developer has secured an archaeological standing building survey, to be carried out by an independent and suitably qualified archaeological organisation. The scope of the archaeological standing building survey will be set by the Council as Planning Authority, in consultation with Perth and Kinross Heritage Trust. The name of archaeological organisation retained by the developer shall be given to the Council as Planning Authority and PKHT in writing not less than fourteen days before the commencement date provided in the Notice of Initiation of Development. Copies of the resulting survey shall be deposited in the National Record of the Historic Environment and in the Perth and Kinross Historic Environment Record upon completion of the survey. Reason - To ensure an appropriate archaeological standing building survey is carried out and the resulting survey is recorded properly. Justification The proposal is considered as a minor departure to the Development Plan as there are material circumstances that would justify a departure from the relevant Policy 50 of the LDP2. Procedural Notes None. 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
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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. 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: 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. No work shall be commenced until an application for building warrant has been submitted and approved. 6. 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. 7. The proposed demolition and/or building works likely to cause harm to bats should not commence until the applicant has obtained the relevant licence issued by NatureScot pursuant to Regulation 53 of The Conservation of Habitats and Species Regulations 2010 authorizing the specified activity/development to go ahead.
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8. Existing buildings or structures may contain nesting birds between 1st March and 31st August inclusive. 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. 9. The applicant should take note of the information and advice contained within the consultation response from Scottish Water. 10. 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. 11. The applicant is advised that, in terms of Sections 56 of the Roads (Scotland) Act 1984, he/she/they must obtain from the Council, as Roads Authority, consent to open an existing road or footway prior to the commencement of works. Information on junction types, requirements for Vehicular Access consents (VA1) and application forms are available at www.pkc.gov.uk/vehicleaccess. Advice on the disposal of surface water should be sought at the initial stages of design from Scottish Water and the Scottish Environmental Protection Agency. 12. The applicant can seek guidance on the detailed design and positioning of the cycle storage from Transport Scotland's Cycling by Design 2021 or similar design guide. 13. The applicant is advised that, in terms of Sections 109 of the New Roads and Street Works Act 1991, he/she/they must obtain from the Council, to place, maintain or adjust apparatus in, or under a Road or remove apparatus from a road. Application forms are available at https://www.pkc.gov.uk/article/14916/Road-and-footway-permits. 14. 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. 15. Further information on the need for and level of provision of Changing Places Toilet Facilities can be found in Section 41B of the Town and Country Planning (Scotland) Act 1997, the Town and Country Planning (Changing Places Toilet Facilities) (Scotland) Regulations 2020 and the associated Circular 1/2020: Changing Places Toilets Regulations. 16. The developer is advised to contact Sophie Nicol, Historic Environment Manager (tel 01738 477027) Perth & Kinross Heritage Trust, to discuss terms of reference for work required.
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Background Papers Letters of representation 64 Authors Name Designation Contact Details Gillian Peebles Planning Officer (Majors) developmentmanagement@pkc.gov.uk Approved Name Designation Date Sean Panton Team Leader (Major Applications and Enforcement) 26 January 2026