25/00725/Fll
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. 26/41) Proposal: Siting of caravan for a temporary period (in retrospect) Location: Equine Unlimited, Dungarthill, Dunkeld, PH8 0JF Ref. No: 25/00725/FLL Ward No: P5 - Strathtay Summary This report recommends approval of the application as the development is considered to comply with the relevant provisions of the Development Plan and there are no material considerations apparent which outweigh the Development Plan. Background and Description of Proposal 1. The proposal is in retrospect and relates to the continued siting of a static caravan unit on land associated with the applicant’s business activities, known as “Equine Unlimited”. 2. The overall land holding extends to around 12 hectares in size and includes pockets of native woodland, grazing fields, exercise paddocks, a Dutch style barn unit, smaller outbuildings utilised for storage/holiday accommodation purposes, together with the caravan unit under consideration. 3. The land previously formed part of the original policies of Dungarthill House and is set in a picturesque countryside location to the north of the River Tay and it’s Special Area of Conservation, approximately midway between the settlements of Dunkeld and Caputh. 4. Access is via the private shared track that links onto the A984 public road which is set at a lower level that the site. The access forms part of the adopted core path network (SPIT/126) and serves multiple residential properties and a range of rural uses within both the immediate area and surrounding hills. 5. Permission was granted in 2022 (in part retrospect) for the part change of use of an agricultural building to form stables, the siting of a temporary caravan, the
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creation of 2 camping pods/holiday accommodation units and formation of an equestrian centre – 21/00700/FLL refers. 6. The previous committee report acknowledged the need for full-time residential accommodation at the site in order to provide a suitable base to run the business from and to assist with livestock welfare and management. As no detailed house plans were provided, temporary permission was granted for the static caravan to enable the business to develop and allow a further opportunity to bring forward proposals for a more permanent means of habitation. That temporary permission expired on 28 February 2025. 7. A planning application for the erection of a house was submitted in April 2025 - 25/00614/FLL refers. Unfortunately progress of the application was impeded, necessitating extensions to the normal determination period. The need for specialist surveys, together with the personal circumstances of the applicant, in addition to the time sensitive nature of securing and assessing outstanding information before the festive period, resulted in the house proposal being withdrawn in December 2025. 8. It is understood that a new planning application for a dwellinghouse is likely to be re-submitted in early Spring, following receipt and collation of additional information from external sources. 9. A further temporary period of extension to enable the caravan to remain on site is considered appropriate and beneficial in this instance. Site History 10. 20/01099/FLL Full Planning Permission on 17 March 2021 for erection of a dwellinghouse, change of use from agricultural buildings to form a holiday accommodation unit and stables, formation of equestrian business comprising outdoor riding arena(s), tracks and associated works (in part retrospect) 11. 21/00700/FLL Full Planning Permission was approved on 17 February 2022 for part change of use from agricultural building to form stables, siting of a temporary caravan, 2 camping pods/holiday accommodation units and formation of equestrian centre comprising outdoor riding arena, boundary treatments and associated works (in part retrospect) 12. 25/00614/FLL Full Planning Permission application was withdrawn on 22 December 2025 for erection of a dwellinghouse 13. 25/00893/FLL Full Planning Permission was refused on 22 August 2025 for erection of recreational hut, formation of access road and associated works. Pre-Application Consultation 14. Pre application Reference: 24/00099/PREAPL
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15. The proposed development is not classed as a Major development in terms of the Town and Country Planning (Hierarchy of Developments) (Scotland) Regulations 2009, therefore the applicant was not required to undertake not any formal pre-application consultation with the local community. Development Plan 16. 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 17. The National Planning Framework 4 (NPF4) is the Scottish Government’s long- term spatial strategy with a comprehensive set of national planning policies. This strategy sets out how to improve people’s lives by making sustainable, liveable and productive spaces. NPF4 has an increased status over previous NPFs and comprises part of the statutory development plan. 18. The Council’s assessment of this application has considered the following policies of NPF4: Policy 1: Tackling the climate & nature crises Policy 2: Climate mitigation & adaption Policy 3: Biodiversity Policy 4: Natural Places Policy 5: Soils Policy 6: Forestry, woodland & trees Policy 13: Sustainable travel Policy 14: Design, quality & place Policy 17: Rural homes Policy 18: Infrastructure first Policy 22: Flood risk & water management Policy 29: Rural development Perth and Kinross Local Development Plan 2019 19. The Local Development Plan 2 (2019) (LDP2) sets out a vision statement for the area and states that, “Our vision is of a Perth and Kinross which is dynamic, attractive and effective which protects its assets whilst welcoming population and economic growth.” It is the most recent statement of Council policy and is augmented by Supplementary Guidance. 20. The principal relevant policies are, in summary; Policy 1A: Placemaking Policy 1B: Placemaking Policy 5: Infrastructure Contributions Policy 8: Rural Business and Diversification Policy 15: Public Access
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Policy 19: Housing in the Countryside Policy 40B: Forestry, Woodland and Trees: Trees, Woodland and Development Policy 41: Biodiversity Policy 53B: Water Environment and Drainage: Foul Drainage Policy 53C: Water Environment and Drainage: Surface Water Drainage Policy 53E: Water Environment and Drainage: Water Supply Policy 60B: Transport Standards and Accessibility Requirements: New Development Proposals Statutory Supplementary Guidance 21. Supplementary Guidance - Flood Risk and Flood Risk Assessments (adopted in 2021) Supplementary Guidance - Forest & Woodland Strategy (adopted in 2020) 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) Other Material Considerations PKC Non Statutory Guidance 22. Planning Guidance - Loch Leven SPA, the Dunkeld-Blairgowrie Lochs SAC and the River Tay SAC Planning Guidance - Planning & Biodiversity Planning Guidance - Ancillary & Annex Accommodation Supplementary Guidance - Renewable & Low Carbon Energy (draft) National Guidance 23. 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 24. The following Scottish Government Planning Advice Notes (PANs) and Guidance Documents are of relevance to the proposal: Creating Places 2013 25. Creating Places is the Scottish Government’s policy statement on architecture and place. It sets out the comprehensive value good design can deliver. It notes that successful places can unlock opportunities, build vibrant communities and contribute to a flourishing economy and set out actions that can achieve positive changes in our places.
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National Roads Development Guide 2014 26. 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. Consultations 27. As part of the planning application process the following bodies were consulted: External 28. Scottish Water - no objections raised, informative added. Internal 29. Transportation & Development - no objections, subject to the core path remaining open. 30. Structures & Flooding - no objections, informative added. 31. Environmental Health (Private Water) - no objections, informatives added. Representations 32. 16 representations were received from 10 households. The main issues raised within the representations are: Unauthorised nature of development Lack of enforcement action to remove caravan or tidy site Adverse visual and landscape impacts Lack of business justification or need Lack of a landscape framework Incompatibility with development plan policies Setting precedent and circumventing policy Breach of title restrictions No drainage details 33. The valid issues raised are addressed within the Appraisal section of the report. Points of a private legal nature, outwith the scope of the Planning Authority, or procedures associated with the discretionary nature of enforcement or pragmatic action taken by officers are not relevant to the determination of the application under consideration.
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Additional Statements Screening Opinion EIA not required Environmental Impact Assessment (EIA): Environmental Report Not applicable Appropriate Assessment under Habitats Regulations Habitats Regulations Appraisal Appropriate Assessment not required Design Statement or Design and Access Statement Not required Report on Impact or Potential Impact eg Flood Risk Assessment Not required Appraisal 34. 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, as identified elsewhere in the report. Principle 35. The principle of the business development as exists on site, has been established via the previous consent - 21/00700/FLL, which acknowledged the equestrian use is ideally compatible with a rural location. The assessment in this instance is therefore solely focused on the continued acceptability of the caravan remaining in-situ, to allow the applicant to live on-site for a further temporary period of time. 36. The applicant requires the accommodation to directly manage and run the equestrian related business activities undertaken at/from the site. As an interim measure, additional time is needed to conclude matters associated with detailed scheme envisaged to be submitted, to replace the temporary caravan accommodation. Supporting information will be required to be included that demonstrates - beyond doubt, that there is a continued justification for a permanent dwelling unit at this location to house an essential worker. 37. As noted in the previous committee report, the Housing in the Countryside Policy and associated supplementary guidance does allow support of new housing outwith settlements, where it is considered justified and related to an economic activity. In this instance the applicant has been unable to secure detailed consent for a dwellinghouse within the prescribed timeframe and now needs to regularise matters in respect of the lapsed temporary caravan permission.
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38. Given the background circumstances it is not unreasonable to provide some degree of flexibility as a final opportunity to positively move matters forward for the benefit of the operator and wider area. The proposal is accordingly recommended for approval for a further period of 18 months. This is less than the 36 months being sought but should allow sufficient scope to proceed, whilst signalling there is an urgency to finalise matters, as no further extensions of time to site the caravan are likely to be supported. 39. It should be noted that a further approval of planning permission does not however raise any significant issues in terms of the ongoing principle of development being compatible with LDP2 Policies 8: Rural Business and Diversification or 19: Housing in the Countryside. A robust and professional supporting business case will require to be provided for future scrutiny, as an integral part of any follow-up house submission. This should evidence that the business model started, remains viable and is envisaged to remain so/grow in the future whilst reaffirming there remains a justification for a key worker to live permanently at the site. Design, Layout & Visual Amenity 40. Circumstances have not changed since the previous assessment. It is the same, 2 bed caravan unit which remains on site, albeit in the stipulated relocated and less intrusive position, to the southeast of the access point, set back approximately 18 metres from the Core Path. 41. It is acknowledged that the unit is somewhat jaded in appearance and inherently features a form and standard of accommodation which is generally discouraged in a rural setting and out of character with the traditional vernacular of the surrounding area. Notwithstanding, the impact of the caravan is limited to the immediate site environs and not of a scale or degree, which is considered significantly detrimental or long term in nature. 42. Land which is within separate ownership exists to the rear of the caravan and borders the core path road. It previously contained a number of trees and scrub which provided the caravan locus with some degree of borrowed landscaped containment and screening. The piecemeal removal of trees and vegetation within this area has however defaulted in the caravan now being more visually exposed. The closest residential properties, to the East are approximately 80 metres away, a distance which is generous in terms of separation and far beyond the minimum placemaking standards which seek to protect amenity levels. There is also ample opportunity for intervening landscape screening measures to be implemented, if deemed necessary by any third-party. 43. Comment has also been made about the general mess at the site and lack of good management. While this is not a bearing on the determination of the application, refusing an extension of time for the caravan is more likely to potentially make matters worse due to the lack of an on-site presence and travelling required if relocated. It should also be noted that planning permission goes with the land, and as such the personnel involved may change, as may site
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conditions - for better or worse, depending on individual perceptions and points of view. While the only way to have the security of control over land use is via ownership, there are planning conditions enforce certain aspects of the wider site development, as well as other options to explore outwith the remit of the Planning Authority. 44. Considering things in the round, a temporary planning permission is considered to accord with NPF4 Policy 14: Design, Quality and Place and LDP2 Policies 1A and 1B in respect of Placemaking. Landscape 45. Policy 39: Landscape of LDP2 requires proposals to be compatible with the landscape character of the area. Development should be a good fit with the landscape and not erode local distinctiveness or characteristic features to maintain and enhance landscape qualities. 46. This is being achieved as the caravan was relocated to where it is now sited, to take account of policy requirements, avoiding adverse impacts on surrounding local landmarks, views or skylines, thereby meeting the aims of the Tayside Landscape Character Assessment in respect of local distinctiveness. 47. As no change has occurred, the proposal remains limited in landscape impact and complies with Policy 39 of LDP2 as well as NPF4 Policy 4: Natural Places. Furthermore it is expected that a comprehensive, site wide, native landscaping plan/framework could be developed as a requirement of any future house proposal. This will help to integrate the development into the wider landscape and provide shelter and screening opportunities. Residential Amenity 48. No changes are proposed to the caravan on site. There are no nearby residential properties which would be impacted by reason of overlooking, noise, disturbance, odour or shadow cast. The development remains minor in scale and in accordance with the aims of NPF4 Policy 14: Design, Quality and Place and LDP2 Policies 1A & 1B: Placemaking. Roads and Access 49. Consultees have noted that the vehicle access to the site is proposed via an existing private access which is taken off the A984 public road and that the applicant has demonstrated the parking facilities on the site are in accordance with the National Roads Development Guide. Sufficient spaces exist for turning and manoeuvring of vehicles. Additionally, that the maintenance and upkeep of the track is a private civil matter between the parties who have access rights to the track. 50. No objections have been raised; the application is deemed to be in accordance with NPF4 Policy 13 and LDP2 Policy 60B.
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Drainage and Flooding 51. No changes are proposed to the existing private service provision which formed part of the 2001 submission. Consultees remain content that there are no implications in respect of drainage or flood risk. The development is in accordance with NPF4 Policy 22 and LDP2 Policies 52 and 53. 52. In respect of the private water supply, it is understood that it is non-regulated in nature and does not require any regular or routine sampling by the Local Authority Water Team. An informative has been recommended in the event of connection changes. Waste Collection 53. The application raises no issues in respect of waste collection, given the presence of the unit on site and continuation of arrangements in place. Natural Heritage, Biodiversity, Trees and Landscaping 54. NPF4 Policy 3: Biodiversity and LDP2 Policy 41: Biodiversity seek to protect and enhance all wildlife and wildlife habitats whether or not formally designated, and promote biodiversity enhancement. NPF4 Policy 6: Forestry, Woodland and Trees and LDP2 Policy 40B: Trees, Woodland and Development seek to protect, expand and enhance tree cover and woodland, including Ancient Woodland. 55. This proposal does not raise any adverse or long term implications. Comment has been made about the lack of landscape implementation at the site. While trees were shown on an approved layout plan, no associated specification exists, nor is there an enforceable condition with timescales for planting. Irrespective, a more comprehensive landscaping arrangement will require to be prepared for the wider site as part of any future detailed house proposal. This could benefit the applicant in terms of privacy, as well as the local area via establishing a natural buffer which will also enhance biodiversity levels. Developer Contributions 56. The Developer Contributions Supplementary Guidance is not applicable to this application and therefore no contributions are required in this instance. However, it should be highlighted that any future proposals for a permanent house will be subject to assessment against the Developer Contributions and Affordable Housing Supplementary Guidance 2020, with particular regard to education infrastructure. Economic Impact 57. Approval will help assist with the development of the business on-site and provide sufficient time to gather information to verify the viability of the wider operations.
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Variation Of Application Under Section 32A 58. No variations have occurred. Further information was received to clarify land ownership and rights of access to the site. This did not require any readvertisement or renotification of third-parties. Planning Obligations and Legal Agreements 59. None required. Direction By Scottish Ministers 60. 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 61. To conclude, the application must be determined in accordance with the Development Plan unless material considerations indicate otherwise. In this respect, the proposal is considered to comply with NPF4, and the adopted Local Development Plan 2 (2019). Account has been taken account of the relevant material considerations and none has been found that would justify overriding the Development Plan. Accordingly the proposal is recommended for approval subject to the following conditions. Recommendation Approve the application subject to the following conditions: Conditions and Reasons for Recommendation 1. The caravan is approved for a temporary period only until 31 August 2027. Upon expiry of this temporary period the caravan shall be removed from the site and the site returned to its original condition to the satisfaction of the Council as Planning Authority. Reason - In view of the temporary nature of the caravan and to enable the Planning Authority to review the circumstances pertaining to the proposal within a reasonable period of time. 2. The core path which forms part of the access track to the site must not be obstructed during building works or on completion. Any damage done to the core path and associated signage during building works shall be made good before occupation of the dwellinghouse. Any temporary restrictions to public access required to facilitate works on site must be agreed in writing first with the Access Officer.
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Reason - In the interests of public access along the core path. Justification The proposal is in accordance with the Development Plan and there are no material reasons which justify departing from the Development Plan. Procedural Notes None Informatives 1. Records indicate that at least part of the proposed development site lies within a radon affected area where the measurement/monitoring of radon gas and the installation of mitigation measures may be required. Further information on radon gas and the associated reports that can be obtained is available at www.ukradon.org and at http://shop.bgs.ac.uk/georeports/. 2. 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. 3. The applicant should ensure that any existing wayleaves for maintenance or repair to existing private water supply or septic drainage infrastructure in the development area are honoured throughout and after completion of the development. 4. The applicant shall ensure the private water supply for the dwellinghouse/ development complies with the Water Scotland Act 1980 (Section 63), The Private Water Supplies (Scotland) Regulations 2006 and The Water Intended for Human Consumption (Private Supplies) (Scotland) Regulations 2017. Detailed information regarding the private water supply, including the nature, location and adequacy of the source, any storage tanks/ pipework and the filtration and disinfection treatment proposed to ensure provision of an adequate and consistently wholesome water supply shall be submitted to Perth and Kinross Council Environmental Health in line with the above Act and Regulations. Background Papers Letters of representation 16 Authors Name Designation Contact Details Alma Bendall Planning Officer developmentmanagement@pkc.gov.uk
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Approved Name Designation Date Paul Williamson Team Leader (Local Developments) 27 January 2026