25/00168/Flm
Perth and Kinross Council · 13 May 2026
Back to Planning and Placemaking Committee — 13 May 2026 and its agenda
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Perth and Kinross Council Planning and Placemaking Committee - 13 May 2026 Report of Handling by Development Management and Building Standards Service Manager (Report No. 26/125) Proposal: Formation of a 49.9MW battery energy storage facility comprising battery storage units, ancillary buildings and equipment access road and associated works Location: Land 300 Metres West of Tir Artair, Killin, FK21 8TX Ref. No: 25/00168/FLM Ward No: P4 - Highland 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 proposed application site is located on land 300 Metres West of Tir Artair, Killin. The Site lies on the northern slopes of Loch Tay. It is located at the eastern end of the Loch, to the north of the A827, a cross-country route that runs the entire length of Loch Tay and is approximately 2.2km to the north-east of the town of Killin. It is 1.9 hectares in size and is currently planted with young plantation woodland. It falls outside of any identified development boundary and lies along the western boundary of Perth and Kinross Council area which follows the watercourse Allt na Bailce. Stirling Council area is located to the immediate west of the Site. Part of the site extends into the Stirling Council area. 2. The purpose of a Battery Energy Storage System is to store excess energy on the grid at peak of generation moments and release energy at peak demand moments of the day. The energy generated is fed directly into the national electricity grid, with the Point of Connection to the grid being an underground 33kV cable that will run below the fields and unnamed road into the Killin Primary Substation, which is approximately 300m to the east of the site. 3. It is anticipated that the Battery Energy Storage System will be in operation for 30 years. There will be a potential the batteries could be replaced for new ones by half time of the project's lifespan. Once the project reaches the end of its lifespan, the
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site will be decommissioned and will be restored to its original condition, with no lasting harm or structures that would compromise the agricultural productivity of the site. Site History 4. None. Environmental Impact Assessment 5. An EIA screening has been undertaken. The proposal being a Schedule 2 development in terms of the Town and Country Planning (Environmental Impact Assessment) (Scotland) Regulations 2017. In the case of these regulations, prohibition is given to the granting of planning permission to “EIA development” unless an environmental impact assessment has been undertaken. In this case the Council has taken the opinion that it is not EIA development, and that sufficient information has been submitted with the application to enable a determination in consideration of all relevant environmental matters. These environmental aspects requiring further consideration, are namely: noise, landscape and visual amenity, trees and biodiversity, roads and transportation and flood / drainage matters. It should be noted that the Council requested detailing of the grid connection as this was not submitted with the initial proposals. Upon receipt of this grid connection, the Council maintain the view that the project as a whole would not require an EIA to be undertaken. Pre-Application Consultation 6. The proposed development is classed as a Major development in terms of the Town and Country Planning (Hierarchy of Developments) (Scotland) Regulations 2009, and therefore, the applicant was required to undertake formal pre-application consultation with the local community. 7. A request for a Proposal of Application Notice was submitted to Perth and Kinross Council on 9 April 2024. The reply was received on 29 April 2024 confirming that the proposed consultation process was accepted. This was also sent to Glenlyon and Loch Tay Community Council and Councilors John Duff, Provost Xander McDade and Bailie Mike Williamson by email on the 9th of March 2024. 8. Two in person Public Exhibitions were carried out in McLaren Village Hall, Killin on 24 April 2024 and 21 May 2024. This has been used to inform local residents about the proposal, while also progressing the Morenish BESS development which will assist in meeting the National and Local targets for renewable energy and carbon emission reductions. 9. More than 525 households and local businesses were directly informed of the exhibitions via a leaflet mailout or door drop on 11 April 2024 and 7 May 2024 (this included all households within a 3 km radius of the site). Adverts in the Perthshire Advertiser were published on 16 April 2024 and 10 May 2024 to inform the public of both exhibitions. Details of the project were uploaded on morenishbess.co.uk ,
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where residents are able to find updates, documentation of the project, ask questions, make comments and request future updates, prior to and during the planning application process. Development Plan 10. 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 11. 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. 12. 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 11: Energy Policy 14: Design, Quality and Place Policy 22: Flood Risk and Water Management Policy 29: Rural Development Perth and Kinross Local Development Plan 2019 13. 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. 14. The principal relevant policies are, in summary: Policy 1A: Placemaking Policy 1B: Placemaking Policy 5: Infrastructure Contributions Policy 6: Settlement Boundaries Policy 8: Rural Business and Diversification
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Policy 15: Public Access Policy 26A: Scheduled Monuments and Archaeology: Scheduled Monuments Policy 26B: Scheduled Monuments and Archaeology: Archaeology Policy 33A: Renewable and Low Carbon Energy: New Proposals for Renewable and Low-Carbon Energy Policy 35: Electricity Transmission Infrastructure Policy 38C: Environment and Conservation: Local Designations Policy 39: Landscape Policy 40A: Forestry, Woodland and Trees: Forest and Woodland Strategy Policy 40B: Forestry, Woodland and Trees: Trees, Woodland and Development Policy 41: Biodiversity Policy 47: River Tay Catchment Area Policy 52: New Development and Flooding Policy 53A: Water Environment and Drainage: Water Environment Policy 53C: Water Environment and Drainage: Surface Water Drainage Policy 55: Nuisance from Artificial Light and Light Pollution Policy 56: Noise Pollution Policy 60B: Transport Standards and Accessibility Requirements: New Development Proposals Statutory Supplementary Guidance 15. Supplementary Guidance - Flood Risk and Flood Risk Assessments (adopted in 2021) Supplementary Guidance - Forest & Woodland Strategy (adopted in 2020) Supplementary Guidance - Landscape (adopted in 2020) PKC Non-Statutory Guidance 16. Planning Guidance - Loch Leven SPA, the Dunkeld-Blairgowrie Lochs SAC and the River Tay SAC Planning Guidance - Planning & Biodiversity Supplementary Guidance - Renewable & Low Carbon Energy (draft) National Guidance 17. The Scottish Government expresses its planning policies through Planning Advise Notes, Creating Places, Designing Streets, National Roads Development Guide and a series of Circulars in addition to NPF4. Planning Advice Notes 18. The following Scottish Government Planning Advice Notes (PANs) and Guidance Documents are of relevance to the proposal:
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PAN 69 Planning and Building standards Advice on Flooding PAN 75 Planning for Transport Creating Places 2013 19. Creating Places is the Scottish Government’s policy statement on architecture and place. It sets out the comprehensive value good design can deliver. It notes that successful places can unlock opportunities, build vibrant communities and contribute to a flourishing economy and set out actions that can achieve positive changes in our places. National Roads Development Guide 2014 20. 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 21. As part of the planning application process the following bodies were consulted: External 22. Stirling Council - No objection. However, it is noted that parts of the redline application boundary, located in the north and south of the site, that extend west of Alt Na Bailce, lie within the existing Stirling Council area. 23. Perth and Kinross Heritage Trust - No objection, subject to a recommended condition to ensure that a programme of archaeological work is carried out. 24. Scottish Environment Protection Agency - No objection, subject to guidance on the retention of the areas of wetland on site 25. Glenlyon Community Council - Objection. The main points raised within the representation are: Fire and Noxious Gases Hazard. Lack of detail regarding the proposed batteries The proposed development will have an adverse impact on the landscape. The proposed development will have an adverse impact on the River Tay SAC Access issues Noise issues Lack of detail regarding the route of the cable that connects to the substation Lack of fire prevention/control methods. 26. Stirling Council Roads and Transportation Team - No objection, subject to the submission of further information and the inclusion of a condition.
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Internal 27. Biodiversity - No objection, subject to conditions in relation to the submitted Biodiversity Action Plan. 28. Environmental Health (Noise Odour) - Following the submission of further information in the form of a revised Noise Impact Assessment (NIA|), the Environmental Health Team have no objection to the proposed development. 29. Environmental Health (Contaminated Land) - No objection. A search of the historic records did not raise any concerns regarding ground contamination 30. Structures and Flooding - No objection. 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 this development. 31. Transportation and Development - No objection, subject to conditions relating to a Traffic Light and Signage Plan, a maintenance agreement and a Construction Traffic Management Plan. 32. Development Plan Team - No objection 33. Tree Officer - No objection, subject to conditions relating to pre-commencement and post- planting site meetings. Representations 34. 7 representations (all objections) were received. The main issues raised within the representations are: Visual impact Noise Loss of view Out of character 35. These issues are addressed in the Appraisal section of the report, with the exception of loss of view, which is not a material planning consideration. Additional Statements Screening Opinion EIA not required Environmental Impact Assessment (EIA): Environmental Report Not Required Appropriate Assessment under Habitats Regulations AA not required Design Statement or Design and Access Statement Submitted
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Report on Impact or Potential Impact eg Flood Risk Assessment Submitted Noise Impact Assessment Submitted Transport Statement Submitted Ecological Appraisal Submitted Woodland Report Submitted Landscape and Visual Assessment Submitted Biodiversity Action Plan Submitted Landscape Strategy Plan Submitted Landscape Management Plan Submitted Appraisal 36. 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.  Principle 37. Policy considerations seeking to assess its suitability in principle are: LDP2 Policies 1A, 1B, Placemaking; Policy 8 Rural Diversification; Policy 33A: Renewables and Low Carbon Energy; and Policy 51 Soils. The relevant NPF4 policies are Policy 1 Tackling the Climate and Nature Crises; Policy 2 Climate Mitigation and Adaptation; and Policy 11 Energy. 38. The proposal would provide essential energy balancing services to the National grid, actively contributing towards Scotland's CO2 reduction targets, supporting the principles of Scotland’s Energy Strategy (SES). Specifically, electricity would be drawn from the grid at times of low demand, stored and released back as required. When demand is higher, greater generation from non-renewable sources is required and energy storage facilities such as that proposed could reduce reliance on non-renewable resources, thus decreasing CO2 emissions. 39. NPF4 sets out six overarching spatial principles with “Just Transition” relating to the construction of renewable energy and their contribution to achieving net zero. NPF4Sustainable Places section emphasises the link to Scotland’s Climate Change Plan and sets the approach to achieving net zero emissions by 2045 and making significant progress by 2030. The NPF4 also links to Scotland’s Energy Strategy and highlights the importance of land and sea to be critical in delivering renewable energy developments. NPF4 provides detailed policy on Climate Change and Energy and details developer expectations of how proposed schemes will accord
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with the policies set out in the document. The overarching policy intent in NPF4 is to encourage, promote, and facilitate all forms of renewable energy development onshore and offshore. 40. Policy 33A of LDP2 and Policies 1, 2 and 11 of NPF4 specifically encourages low carbon energy solutions where specific grid connection or the use of established infrastructure can occur. Therefore, on balance, and given the site-specific reasoning for the location of the battery storage unit, the proposed development could be supported in principle. Furthermore, consideration must be given to the finite lifespan of this facility. Whilst the overall operational life will be some 50 years, minimal disturbance to the site will be required, allowing the pre-existing land use to resume afterwards. Design and Layout 41. LDP2 Policy 1A: Placemaking, requires new development to positively contribute to the quality of the surrounding built and natural environment. It further requires development to accord a series of place making criteria outlined in part B of the policy. On this basis, the physical nature of the proposal in terms of design, layout and physical characteristics must also be considered. 42. In this instance, the proposed development comprises a battery energy storage system (BESS) contained within a fenced compound and surrounded by landscaping. The 15 battery containers, and the rest of the equipment, will be mounted on concrete beams arranged in a linear fashion across the site in rows. There will be approximately 6m between each container. The proposed BESS will consist of several built elements, including inverters, transformers, and a substation. The inverters are components stored in cabinets, which are generally pale grey or green in colour and approximately 7,4m in length, 2 m in width, and 2.2 m in height. The transformers are smaller units of 2.4m in length, 2.4 m in width, and 2.1m in height. The sub-station will consist of prefabricated cabins depending on the requirements from the Distribution Networks Operator (DNO). One will be for the internal connection of the electrical output from the site, with the other required by the DNO for connection into the wider electricity network. However, these structures can be, potentially, merged in one building. 43. Furthermore, a control room will be situated next to the substation buildings near the northern boundary of the site. The control room will be a single storey building and will measure up to 26m in length, 7m in width, and 2.9m in height. This will be dark green in colour. A battery storage rack will be independent, single storey containers and will measure up to 27.8m in length, 3.1m in width and 3.8m in height. The compound will be surrounded by a 2.75m palisade green fence, with all equipment being mounted on concrete beams. The surface of the compound would be finished with aggregate, with a stronger base during the construction and maintenance of the proposed development. In addition, infrared security cameras will be located around both sites, at a height of approximately 4.2m.
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Landscape and Visual Impact 44. NPF4 Policy 4: Natural Places states that development proposals which by virtue of type, location or scale will have an unacceptable impact on the natural environment, will not be supported. Furthermore, development proposals that are likely to have a significant effect on an existing or proposed European site (Special Area of Conservation or Special Protection Areas) and are not directly connected with or necessary to their conservation management are required to be subject to an “appropriate assessment” of the implications for the conservation objectives. 45. Perth and Kinross Council LDP2, Policy 39: Landscape states that development and land use change, including the creation of new hill tracks, should be compatible with the distinctive characteristics and features of Perth and Kinross’ landscapes. Accordingly, development proposals will be supported where they do not conflict with the aim of maintaining and enhancing the landscape qualities of Perth and Kinross, or the quality of landscape experience. 46. The application site is in the Loch Tay local landscape area and would be visible in the landscape. Policy 38 ‘Environment and Conservation: Local Designations’ of LDP2 is therefore also relevant. However, the proposal includes only basic mitigation measures with a proposed tree belt to screen the proposed development. A strengthened and more extensive planting scheme would ensure that the proposed development’s landscape and visual impact is localised and would be acceptable. The proposed development will introduce an industrial element into a rural landscape. However, in this instance, there is an existing hydro pressure pipeline which runs from Ben Lawers Dam to the Finlarig Hydroelectric Power station, on a north-south axis 91m to the west of the Site. The overhead power lines and pipeline are glimpsed from the road corridor and already introduce some modernising and industrial elements into the landscape setting. It is therefore not considered that the proposed development would be out of character with the area, subject to sensitive landscaping. 47. The Loch Rannoch and Glen Lyon National Scenic Area is nearby, with its southern boundary being around 600 metres north of the application site. Ben Lawyers is also located 400m to the north. However, the proposed development does not raise issues of national scale with respect to landscape, visual or cumulative effects. 48. However, as a result of PKC Tree Officer and Development Plan Team’s comments, the applicant has submitted a series of revisions to the initially proposed landscape and planting scheme. In doing so, the applicant has addressed the issues raised and has provided a landscape scheme which should result in successful tree & woodland establishment, whilst also providing sufficient screening of the proposed BESS. 49. In light of the above, PKC Tree Officer is now satisfied that with retention of the existing Sitka and the native trees to be introduced, and that the landscape scheme is capable of integrating the development acceptably into its surroundings. Therefore, the proposed BESS is now considered to be in accordance with NPF Policy 4 and LDP2 Policies 38C and 39.
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Residential Amenity 50. NFP4 Policy 23 (e) states that development proposals that are likely to raise unacceptable noise issues will not be supported. 51. LDP2 Policy 17: Residential Areas, highlights that areas of residential and compatible uses inside settlement boundaries will see existing residential amenity protected and, where possible, improved. It is however noted that the site is not in close proximity to an identified residential area, but there are residential receptors nearby, namely Fank Cottage. 52. LDP2 Policy 55: Nuisance from Artificial Lights and Light Pollution states that consent will not be granted for proposals where the lighting would result in obtrusive and/or intrusive effects. The Council may secure the regulation of lighting installations and their maintenance through the use of conditions attached to the granting of planning permission. 53. LDP2 Policy 56: Noise Pollution states that there will be a presumption against the siting of development proposals which will generate high levels of noise in the locality of existing or proposed noise sensitive land uses and similarly against the locating of noise sensitive uses near to sources of noise generation. 54. Due to the nature of this development, there is the potential for noise to impact on residential amenity. However, the proposed equipment on the site will be highly efficient and have a low noise output, and given the proposed mitigation measures, the proposed BESS will have a very limited impact on any nearby sensitive receptors. 55. The submitted Noise Impact Assessment (NIA) includes proposed noise mitigation measures in the form of a 3.5m tall acoustic barrier, to be positioned along the eastern and southern boundaries of the site, and all inverters are to be fitted with noise attenuation kits. The Results of the NIA, when taking account of the proposed mitigation measures, have shown that predicted internal and external noise levels will be well within World Health Organisation (WHO) and BS 58233 levels. However, conditions have been included in relation to plant and equipment enclosure, noise limits from the BESS, the proposed noise mitigation measures, noise complaints to PKC, and construction working hours. 56. Furthermore, LDP2 Policy 55: Nuisance from Artificial Light and Light pollution is of relevance in the assessment of this application. In this instance, there is the potential for amenity issues in relation to lighting during the construction phase. This being the case, a condition has been included to ensure that there is no direct illumination of neighbouring land, and that light spillage is kept to a minimum. 57. In light of the above, and subject to conditions, the proposed BESS is in accordance with LDP2 Policies 55 and 56 and NPF 4 Policy 14.
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Roads and Access 58. LDP2 Policy 15: Public Access states that development proposals that would have an adverse impact upon the integrity of any (including proposed) core path, disused railway line, asserted right of way or other well-used route and connectivity proposals identified in the Regional Transport Strategy and Delivery Plan will not be permitted. 59. In this instance, the site is located on undeveloped land and is proposed to be served by a new private access track that is accessed from the existing A827 public road junction to the southwest of the site boundary. The A827 is in the vicinity of the site access and is subject to the national speed limit (60mph for cars) but does not have footways or streetlighting. While the BESS site itself is located partially within the Perth and Kinross Council, the site access junction and construction route along the A827 are within the Stirling Council boundary. However, Stirling Council’s Roads Team have not objected to the use of this junction, subject to agreeing a suitable Construction Traffic Management Plan. This has been covered by the inclusion of a condition. An additional condition will also be applied to ensure that the necessary consents are also obtained from Stirling Council. 60. The site access track is a no - through road, which currently provides access to Fank Cottage and other undeveloped land. The access track heads north for approximately 220m before turning east along another 100m section before reaching the BESS entrance location. The access track continues past this and runs further east to Fank Cottage. In between the junction with the A827 and the BESS entrance (270m along the access track), the track is on average approximately 4m wide. 61. LDP2 Policy 60A: Existing Infrastructure, sees existing transport infrastructure identified, and encouragement given to the retention and improvement of these facilities provided the improvements are compatible with adjoining land uses. 62. In this instance, it has been has confirmed that the junction visibility splay, as per the Design Manual for Roads and Bridges (DMRB) is not achievable. Furthermore, visibility at the existing site access is restricted to the west, with approximately 90m visibility achievable. This falls short of the 215m required by the DMRB and presents a serious road safety concern. Therefore, the applicant has proposed that construction traffic vehicles are managed through traffic management and temporary traffic lights. The lights would be positioned either side of the junction at a distance of 215 metres. This would mean that signage would need to be sited within the PKC boundary. There would also be signals on the existing access track to Fank Cottage, for when a vehicle is exiting the access junction. This is considered to be acceptable by PKC Road Network Management. 63. Furthermore, the existing road, which serves Fank Cottage, will be maintained at all times throughout the construction and operational phases of the development. For the construction element, Fank Cottage would need to adhere to the temporary signals that would be in place, but at no point will the associated access route be closed or blocked. For the operational element, Fank Cottage would utilise the
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existing priority junction and access track off the A827, as per the current arrangement. In light of this, conditional control has been included to secure an approved Traffic Light and Signage Plan. A further condition has been included to secure a maintenance agreement for the proposed construction traffic route. 64. In accordance with the National Fire Chiefs Council’s guidance, at least two separate access points are required to serve the proposed BESS. In this instance, the northwestern access point, shown on the proposed site plan, would only serve as a secondary / emergency access, and would not be used for any construction or operational vehicle access throughout the lifetime of the application site. This access would only ever be used in the event of an emergency, whereby fire vehicles consider that its necessary to enter the site from a different location. 65. In light of the above, and subject to conditions, the proposed BESS is in accordance with LDP2 Polices 15 and 60A. Drainage and Flooding 66. NPF4 Policy 22: Flood Risk and Water Management states that development proposals must have regard to the water environment, and drainage, including floodwater management, within any proposal. 67. LDP2 Policy 52: New Development and Flooding, states that the Council supports the actions and objectives to avoid increased, reduce overall, and more generally manage flood risk in alignment with SEPA Strategies and Plans. NPF4 Policy 22 states that development proposals must have regard to the water environment, and drainage, including floodwater management, within any proposal. 68. A Flood Risk and Drainage Assessment has been submitted with this application, which has identified all potential sources of flooding in the immediate area. In this instance PKC Floods and Drainage Team do not have any objections to the proposed development. Furthermore, a review of SEPA’s fluvial flood map does not identify the proposed development area to be within any areas of fluvial flooding 69. Also relevant to the flood risk of the site is LDP2 Policy 53C: Surface Water Drainage, requires Sustainable Urban Drainage Systems (SUDS) measures including relevant temporary measures at the construction phase. The proposed new surface water drainage for the application site is designed to modern standards which inherently accounts for climate change considerations and exceedance flow paths. A Drainage Maintenance Schedule will be incorporated into the site management plan. This will ensure that the drainage systems are kept in good working order for the lifetime of the development. 70. Furthermore, the proposed SuDS scheme has been designed to manage the surface water runoff from the battery storage development area and has been sized to accommodate the 1:200yr plus 39% climate change event. The development area will be constructed with permeable materials to allow rainwater to infiltrate underground, where it will be intercepted by perforated pipework, allowing runoff
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from semi-permeable / impermeable surfaces into controlled gravel- lined storage areas, to be located beneath the proposed BESS units. 71. The internal access tracks will be crowned to allow runoff towards the storage areas. Perimeter cut-off filter drains will take runoff to the subsurface gravel storage areas, and, in the case of fire, ensure that all firewater runoff is retained within the SuDS system. The filter drains and sub-surface gravel storage areas will provide suitable treatment and attenuation prior to discharge into the existing minor watercourses. 72. Given that the applicant has submitted adequate drainage drawings, design and overall strategy, the proposed BESS is in accordance with LDP2 Policies 52 and 53C, and NPF4 Policy 22. Conservation Considerations 73. Polices 26A and 26B of the LDP2 and Policy 7 of NPF4 are applicable to this application. 74. The submitted Historic Environment Desk Based Assessment (DBA) demonstrates the likely low potential of unknown buried archaeological remains due to recent forestry planting at this site. In 2015 an archaeological walkover survey was undertaken, where this site, and a much wider area, were carefully assessed for any further historic environment assets. However, nothing additional was identified at this location. 75. However, there is a known historic sheepfold to the north of site which has been mentioned in the DBA, but no mitigation proposed for its record. From the plans submitted this feature within the site boundary will be wholly removed and also stone wall. Given that the trees are not fully mature, this feature is likely to still survive within the plantation, and the DBA does not suggest otherwise. 76. In light of the above, it is recommended that a programme of archaeological works should take place to record the post medieval sheepfold and any other upstanding boundaries etc., prior to works commencing on site. This has been covered by the inclusion of a condition. 77. Subject to this condition, the proposed development is considered to be in accordance with LDP2 Policies 26A, 26B and Policy 7 of NPF4. Natural Heritage and Biodiversity 78. NPF4 Policy 3: Biodiversity states that development proposals will contribute to the enhancement of biodiversity, including where relevant, restoring degraded habitats and building and strengthening nature networks and the connections between them. Proposals should also integrate nature-based solutions, wherever possible. Furthermore, development proposals for national or major development, or for development that requires an Environmental Impact Assessment will only be supported where it can be demonstrated that the proposal will conserve, restore
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and enhance biodiversity, including nature networks so they are in a demonstrably better state than without intervention. This will include future management. To inform this, best practice assessment methods should be used. 79. NPF4 Policy 4: Natural Places states that development proposals that are likely to have an adverse effect on species protected by legislation will only be supported where the proposal meets the relevant statutory tests. If there is reasonable evidence to suggest that a protected species is present on a site or may be affected by a proposed development, steps must be taken to establish its presence. The level of protection required by legislation must be factored into the planning and design of development, and potential impacts must be fully considered prior to the determination of any application. 80. LDP2 Policy 40: Forestry, Woodland, and Trees states that Tree Surveys, undertaken by a suitably qualified professional, should accompany all applications for planning permission where their sites contain trees and that there is a presumption in favour of protecting woodland resources. 81. Further landscaping is proposed including native planting around the site perimeter, including a 10m wide continuous border of native scrub and tree planting to reduce the visual impact of the equipment, and to increase biodiversity in this location. In proposing a linear planting belt, the aim of the landscaping is to ensure that the surrounding landscape remains as functional as possible with no avoidable loss of useful space, whilst keeping the screening. As the woodland grows, the linear structure of the proposed planting will become less obvious, with potential future self-seeding and assisted seeding from wildlife further softening the appearance of the proposals. 82. In order to ensure a satisfactory standard of development in terms of the proposed planting scheme, conditions have been included, which require the applicant to arrange both a pre- commencement site meeting and a post – planting meeting with PKC Tree Officer. 83. LDP2 Policy 41: Biodiversity states that the Council will seek to protect and enhance all wildlife and wildlife habitats, whether formally designated/protected or not, all whilst taking into account the ecosystems and natural processes in the area. 84. As set out in the PKC Planning for Nature Guidance, and in order for major applications to satisfy NPF4 Policy 3 a Site Biodiversity Action Plan, which sets out quantity, locations, techniques, timescales and monitoring arrangements, is required. In this instance, the submitted Biodiversity Action Plan did not contain the locations nor quantities of all measures and therefore, a condition to ensure that a revised Biodiversity Action Plan is submitted for approval, has been included. A further condition has also been included to ensure that the conclusions and recommendation of the submitted Biodiversity Study are adhered to and implemented in full. 85. A further two conditions have been included at the recommendation of PKC Biodiversity Officer, which relate to an updated Ecology Study and the requirement
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of a Construction Environment Management Plan (CEMP) to be submitted for approval. 86. In light of the above, and subject to conditions, the proposed development is in accordance with LDP2 Policies 40, 41, and NPF4 Policies 3, 4. Lifespan of Facility 87. The lifespan of the facility is stated as 30 years. As such, conditional control has been included to ensure that should the energy storage facility not be in use for a continuous period of 12 months, or at the conclusion of this term, that the site is then decommissioned and re-instated to its original use. Developer Contributions 88. Not applicable to this application. Economic Impact 89. The economic impact of the proposal is likely to be minimal and limited to the construction phase of the development. The proposal will support local renewable energy generation by helping balance fluctuations of intermittent energy generation. It will assist in the creation of a national grid asset of regional significance for the Perth and Kinross area. 90. No information has been provided on how the local community will benefit from this application to satisfy the requirement in NPF4 Policy 11(c) (excluding consideration of direct community benefit payments). Consideration should be given to consideration of local priorities, maximising use of local supply chains and opportunities for local training. Consideration should be given to how the development can support NPF4 Policy 25. Grid Connection 91. Following the recent court case of Raeshaw Farms Ltd v Scottish Ministers [2026], the Inner House of the Court of Session quashed planning permission for the Wull Muir wind farm because the decision-maker failed to fully consider the role of the off-site grid connection. The court held that the Reporter had erred by not carrying out a fact-specific assessment of whether the wind farm and its grid connection could together constitute a single “project” for Environmental Impact Assessment (EIA) purposes. Crucially, the Reporter placed too much weight on the way the application was framed, rather than examining the real-world position that the wind farm could not operate, and its claimed benefits could not arise, without a grid connection. The court also found that it was irrational to rely on the benefits of renewable electricity generation while ignoring the environmental effects of the works necessary to realise those benefits. 92. The judgment does not require grid connections to be included in the same planning application as generation infrastructure, nor does it require full engineering detail at
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an early stage. However, it makes clear that, when assessing planning applications in Scotland, decision-makers must now explicitly address whether grid connections form part of the wider project and assess their potentially significant cumulative environmental effects to the extent reasonably possible. Simply deferring grid impacts to a future consent, without clear reasoning is no longer sufficient. The case strengthens scrutiny of phased or split consents and has implications beyond wind farms, affecting any development whose operation depends on later infrastructure such as grid, network or transport connections. In light of this, and in order for the Council to assess whether the grid connections form part of the wider project, the grid connection arrangements have been submitted. This will ensure that the Council’s decision is robust and that environmental impacts are appropriately considered. In light of this, the applicant has submitted details of the proposed grid connection, which will result in 4km of underground cabling to connect to the Killin substation. This connection is not considered to result in excessive impacts and would not alter the opinion of the Council as Planning Authority, as discussed in paragraph 5 of this report, that it would require an Environmental Impact Assessment to be undertaken. Low and Zero Carbon Generating Technologies 93. LDP2 Policy 32 ‘Embedding Low and Zero Carbon Generating Technology in New Development’ states that proposals for all new buildings will be required to demonstrate that at least 10% of the current carbon emissions reduction set by Scottish Building Standards will be met through the installation and operation of low and zero-carbon generating technologies. As this proposal includes the erection of a new building, consideration must be given to this requirement. In this instance, and given that the proposed ancillary buildings will stand alone, cover an area of less than 50 square metres and will not be heated, or cooled, there is no requirement for the applicant to submit a statement to demonstrate compliance with current carbon emissions reduction standards. Variation of Application Under Section 32A 94. This application was varied prior to determination, in accordance with the terms of section 32A of the Town and Country Planning (Scotland) Act 1997, as amended. The variations incorporate changes to the proposed Landscape Plan, Noise Impact Assessment and Biodiversity Action Plan. Planning Obligations and Legal Agreements 95. None required. Direction By Scottish Ministers 96. 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.
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Conclusion and Reasons for Recommendation 97. To conclude, the application must be determined in accordance with the Development Plan unless material considerations indicate otherwise. In this respect, the proposal is considered to comply with NPF4, and the adopted Local Development Plan 2 (2019). Account has been taken account of the relevant material considerations, and none has been found that would justify overriding the Development Plan. Accordingly, the proposal is recommended for approval subject to the following conditions. Recommendation Approve, subject to the following conditions: Conditions and Reasons for Recommendation General 1. This planning permission will last only for three years from the date of this decision notice unless the development has been lawfully started within that period. Reason - This is a Planning Permission in terms of Section 58 of the Town and Country Planning (Scotland) Act 1997, as amended by Section 32 of the Planning (Scotland) Act 2019. 2. 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 anytime on Sundays. Reason - In the interests of residential amenity and to ensure a satisfactory standard of local environmental quality during the construction period. 3. No development shall commence on site until all the relevant consents from Stirling Council have been secured. Reason - As part of the application site is located within Stirling Council area. Archaeology and Cultural Heritage 4. Development shall not commence until the developer has secured the implementation of a programme of archaeological work in accordance with a Written Scheme of Archaeological Investigation (WSI) which has been submitted by the developer and agreed in writing by the Council as Planning Authority, in consultation with Perth and Kinross Heritage Trust (PKHT). Thereafter, the developer shall ensure that the programme of archaeological works is fully implemented including that all excavation, preservation, recording, recovery, analysis, publication and archiving of archaeological resources within the development site is undertaken. Should the archaeological works, as required by the WSI, identify a requirement for post-excavation analysis, the development as approved shall not be occupied or
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brought into use until a Post-Excavation Research Design (PERD) has been submitted to and agreed in writing by the Council as Planning Authority, in consultation with PKHT. The PERD shall be carried out in complete accordance with the approved details. Furthermore, the developer shall afford access at all reasonable times to PKHT or a nominated representative and shall allow them to observe work in progress. Reason - To ensure archaeological monitoring is carried out to safeguard and record any archaeological remains within the development area. Roads and Transportation 5. 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 (Road Network Management), a Traffic Light and Signage Plan. The plan should give due regard to addressing junction visibility within the Perth and Kinross Council boundary. The Traffic Light Plan as approved shall be implemented and strictly adhered to during the entire site construction programme. Reason - In the interest of road safety 6. Prior to the commencement of the development hereby approved, a maintenance agreement shall be entered into, in respect of the construction traffic route, with the Local Roads Authority under Section 96 of the Roads (Scotland) Act 1984. Confirmation of this agreement being in place shall be provided to the Council, as Planning Authority, a minimum of four weeks prior to the commencement of development. These roads shall be inspected on a regular basis and repairs carried out to the timescale and standards specified by the Roads Authority. Reason - In the interest of roads management. 7. 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 (Stirling Council) and the Roads Authority (Perth and Kinross Council), 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
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f. arrangements for the cleaning of wheels and chassis of vehicles to prevent material from construction sites associated with the development being deposited on the road g. arrangements for cleaning of roads affected by material deposited from construction sites associated with the development h. arrangements for signage at site accesses and crossovers and on roads to be used by construction traffic in order to provide safe access for pedestrians, cyclists and equestrians i. details of information signs to inform other road users of construction traffic j. arrangements to ensure that access for emergency service vehicles are not impeded k. co-ordination with other significant developments known to use roads affected by construction traffic l. traffic arrangements in the immediate vicinity of temporary construction compounds m. monitoring, reporting and implementation arrangements n. arrangements for dealing with non-compliance; and o. details of HGV movements to and from the site. The CTMP as approved shall be strictly adhered to during the entire site construction programme. Reason - In the interest of road safety. Reason - In the interest of proper site management. Biodiversity and Natural Environment 8. The conclusions and recommended action points within the supporting biodiversity survey submitted and hereby approved (document 29 relates) shall be fully adhered to, respected and undertaken as part of the construction phase of development. Reason - In the interests of employing best practice ecology and to ensure there is no adverse impact on any protected species as identified under the Wildlife and Countryside Act (1981). 9. An updated ecology survey will be required prior to the commencement of works, if works have not commenced within 24 months of the date of the ecology 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 employing best practice ecology and to ensure there is no adverse impact on any protected species as identified under the Wildlife and Countryside Act (1981). 10. Prior to the commencement of the development hereby approved, a Construction Environmental Management Plan (CEMP) outlining the measures to protect the watercourse from the impact of pollution and sediment to ensure no adverse effects on the River Tay SAC and Loch Tay Marshes SSSI shall be submitted and
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approved in writing by the Council as Planning Authority. Thereafter, the CEMP as agreed shall be adhered to in full for the duration of the construction period. Reason - In the interests of protecting environmental quality and of biodiversity. 11. Prior to the commencement of the development hereby approved, a Site Biodiversity Action Plan including the location, quantity, specification and maintenance requirements for biodiversity enhancement measures shall be submitted for the further written agreement of the Council as Planning Authority. 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. Trees and Landscaping 12. Prior to the development commencing on site, the applicant shall contact the Council, as planning authority to arrange a pre-commencement site meeting with the appointed landscape contractor, project manager, and PKC Tree Officer to assess site conditions, pre-planting site preparation works, & plant protection methods. The written outcomes of this meeting must be strictly adhered to. Reason - To ensure a satisfactory standard of development and environmental quality and to reserve the rights of the Planning Authority. 13. Prior to development commencing on-site, the applicant shall contact the Council, as planning authority to arrange a post planting site meeting with the appointed landscape contractor, project manager, and PKC Tree Officer to assess completion of landscaping. The written outcomes of this meeting must be strictly adhered to and the landscaping plan hereby approved must be implemented accordingly, prior to the bringing into use of the development. Reason - To ensure a satisfactory standard of development and environmental quality and to reserve the rights of the Planning Authority. 14. Any planting failing to become established within five years shall be replaced in the following planting season with others of similar size, species and number. Reason - To ensure a satisfactory standard of development and environmental quality and to reserve the rights of the Planning Authority. Environmental Health – Noise, Odour and Lighting 15. 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 20 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 the interest of protecting residential amenity.
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16. Noise from the battery storage facility shall not exceed 33dB, including any relevant penalties for tonality, impulsivity, intermittency, or other sound characteristics, when measured at any residential property in accordance with BS4142 – Method for Rating Industrial Noise Affecting Mixed Residential and Industrial Areas. Reason - In the interest of protecting residential amenity. 17. Prior to the development hereby approved being completed or brought into use, mitigation measures contained within Section 6.0 of the Noise Impact Assessment (NIA – Document No 26), shall be implemented in full. Reason - In the interest of protecting residential amenity. 18. In the event, that justified complaints for noise are received by the Council, the applicant at their own expense, shall employ an independent and suitably qualified consultant to carry out a Noise Assessment from the development. The appointed consultant and methodology for the Noise Assessment shall be submitted to and approved in writing by the Planning Authority in consultation with Environmental Health within 28 days of being notified of the complaint. Within 28 days of approval of appointed consultant and methodology, a Noise Assessment shall be submitted outlining mitigation and recommended timescales for delivery. Thereafter, all mitigation measures shall be implemented within the timescales recommended. Reason - In the interest of protecting residential amenity. 19. 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 the interest of protecting residential amenity. Facility 20. In the event the hereby approved development fails to store electricity on a commercial basis for a continuous period of 12 months, or 30 years from the date of commencement of development, whichever is sooner, then it shall be deemed to have permanently ceased to be required. In such an event the development shall be decommissioned, and the relevant parts of the site reinstated within such timescale as agreed in writing by the Council as Planning Authority. Reason - To ensure the facility is removed from the site at the end of its operational life, and to protect the character of the countryside, the visual amenity of the area and nature conservation interests. 21. Prior to the commencement of development, the exact colouring of the battery storage units shall be submitted to the Council as Planning Authority for written approval. Thereafter, the scheme shall be delivered in accordance with the approved details and maintained for the life of the development. For the avoidance
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of doubt, the colouring should be recessive to blend the development in with the surrounding rural landscape. Reason - In the interests of visual amenity and to protect the rural nature of the area. Justification The proposal is in accordance with the Development Plan and there are no material reasons which justify departing from the Development Plan. Procedural Notes None applicable. 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. Under section 27A of the Town and Country Planning (Scotland) Act 1997 (as amended) the person undertaking the development is required to give the Planning Authority prior written notification of the date on which it is intended to commence the development. A failure to comply with this statutory requirement would constitute a breach of planning control under section 123(1) of that Act, which may result in enforcement action being taken. 3. 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. 4. An application for a Building Warrant may be required. 5. Trees and scrub are likely to contain nesting birds between 1 March and 31 August inclusive. Trees and scrub are present on the application site and are to be assumed to contain nesting birds between the above dates. The applicant is reminded that, under the Wildlife and Countryside Act 1981, as amended (section 1), it is an offence to remove, damage or destroy the nest of any wild bird while that nest is in use or being built. Planning permission 6. The applicant is reminded that, should any protected species be present, a license may be required from NatureScot to disturb a protected species. Failure to obtain a license may constitute a criminal act under the Habitats Regulations and penalties are severe for non-compliance.
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7. 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. According to 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. 8. 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. 9. The developer is advised to contact Sophie Nicol, Historic Environment Manager (Tel: 01738 477027) Perth and Kinross Heritage Trust, to discuss terms of reference for work required. 10. The applicant is advised that, in terms of Sections 56 of the Roads (Scotland) Act 1984, 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. The appointed contractor should liaise with Stirling Council to raise these works on the Scottish Road Works Register and provide confirmation of such to the Road Authority (Perth and Kinross Council). Background Papers Letters of representation 7 Authors Name Designation Contact Details Alan Atkins Planning Officer (Majors) 01738 475300 developmentmanagement@pkc.gov.uk
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Approved Name Designation Date Sean Panton Team Leader (Major Applications and Enforcement) 29 April 2026