25/01834/Fll
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. 26/127) Proposal: Erection of staff accommodation unit, amenity building, cafe, formation of outdoor seating area, car park and associated works Location: Moor Of Rannoch Hotel, Rannoch, Pitlochry, PH17 2QA Ref. No: 25/01834/FLL Ward No: P4 - Highland Summary This report recommends approval of the application as the proposal for the erection of staff accommodation unit, amenity building, cafe, formation of outdoor seating area, car park and associated works 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 Moor of Rannoch was built in 1890 to house the engineers constructing the West Highland Railway line across Rannoch Moor. The applicants bought the Moor of Rannoch in 2013. The business has been developed as a destination restaurant with 5 guest bedrooms and a dining room that can accommodate up to 18 guests for dinner each evening. The restaurant only opens for dinner, offering a 7-course menu which focuses on local and Scottish produce. The hotel is only open during the day to resident guests. 2 The Moor of Rannoch has won several accolades over the years and has been listed in several guides including the Michelin Guide. The demand for the restaurant has grown year on year with around 2200 guests visiting each season. This has allowed the opening period to be extended out with the traditional 1st April to 31st October “tourist season” to early February and closing around 22nd November each year. This has allowed the business to create permanent employment opportunities in a remote rural location.
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3 The proposal is for the erection of a staff accommodation unit, amenity building, cafe, formation of outdoor seating area, car park and associated works to support the hotel business. 4 The new building is proposed in the existing parking area as a detached standalone building, separated from the existing hotel and roughly positioned on the footprint of the former light industrial buildings that occupied the west courtyard. New parking for ten vehicles including accessible bays is proposed to the east of the hotel. 5 A single storey amenities wing is proposed to the west of the site to align with the front elevation of the hotel, bookending the site. A two-storey staff wing is proposed to the rear of the site, nestled into the site topography. This design provides an external courtyard between the hotel and the new building which will include a seating area and firepit for visitors to the food court. The staff wing provides five independently accessed studios over two levels with private access from the rear. The moderately cantilevered form of these studio spaces will create a canopy area to the external ground offering shelter for visitors during wet weather. 6 The new building will benefit from modular construction methods. Second use shipping containers have been chosen which can be successfully upcycled into building accommodation. The containers will be painted white and clad in locally sourced, low maintenance grey timber in an open rainscreen style. The proposal includes a 48 panel PV array on the roof which will be screened by a ‘parapet’ of the building’s cladding so that it is concealed. 7 For clarity, Rannoch Station is not a designated settlement within the Adopted Perth and Kinross Local Development Plan (2019), and is therefore deemed to lie within the wider countryside. Site History 8 00/01382/FUL Full Planning Permission was Approved On 17 October 2000 for Erection of open entrance porch and siting of field shelter adjacent to hotel (in retrospect) 9 03/00839/FUL Full Planning Permission was Approved On 10 June 2003 for Change of use to staff cabin 10 09/01592/FLL Full Planning Permission was Approved On 18 December 2009 for Replacement of garage and wood shed. Environmental Impact Assessment 11 The proposal is not EIA development. Pre-Application Consultation 12 Pre application Reference: 25/00169/PREAPL
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13 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 14 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 15 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. 16 The Council’s assessment of this application has considered the following policies of NPF4: Policy 1: Tackling the Climate and Nature Crises Policy 2: Climate Mitigation and Adaptation Policy 3: Biodiversity Policy 4: Natural Places Policy 6: Forestry, Woodland and Trees Policy 7: Historic Assets and Places Policy 9: Brownfield, vacant and derelict land and empty buildings Policy 13: Sustainable Transport Policy 14: Design, Quality and Place Policy 17: Rural Homes Policy 22: Flood Risk and Water Management Policy 23: Health and Safety Policy 29: Rural Development Policy 30: Tourism Perth and Kinross Local Development Plan 2019 17 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. 18 The principal relevant policies are: Policy 1A: Placemaking
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Policy 1B: Placemaking Policy 2: Design Statements Policy 8: Rural Business and Diversification Policy 15: Public Access Policy 19: Housing in the Countryside Policy 27A: Listed Buildings Policy 32: Embedding Low & Zero Carbon Generating Technologies in New Development Policy 38A: Environment and Conservation: International Nature Conservation Sites Policy 38B: Environment and Conservation: National Designations Policy 39: Landscape Policy 40B: Forestry, Woodland and Trees: Trees, Woodland and Development Policy 41: Biodiversity Policy 47: River Tay Catchment Area 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 56: Noise Pollution Policy 60B: Transport Standards and Accessibility Requirements: New Development Proposals Statutory Supplementary Guidance 19 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 - Landscape (adopted in 2020) Supplementary Guidance – Housing in the Countryside (adopted 2020) Supplementary Guidance - Placemaking (adopted in 2020) Other Material Considerations PKC Non-Statutory Guidance 20 Planning Guidance - Loch Leven SPA, the Dunkeld-Blairgowrie Lochs SAC and the River Tay SAC Planning Guidance - Planning & Biodiversity National Guidance 21 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.
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22 The following Scottish Government Guidance Documents are of relevance to the proposal: Creating Places 2013 23 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. Designing Streets 2010 24 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 25 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 26 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. The application site does not lie within and area with a Local Place Plan. Consultations 27 As part of the planning application process the following bodies were consulted: External 28 NatureScot - No comment. Review pre-application response and advice for a Construction Environmental Management Plan (CEMP). 29 Network Rail - No objection. Whilst Network Rail has no objections in principle to the development, due to its close proximity to the operational railway, they request that the following matters are taken into account, and if necessary and appropriate included as advisory notes, if granting the application - All surface or foul water arising from the development must be collected and diverted away from Network Rail Property. (Any Sustainable Urban Drainage Scheme should not be sited within 10 metres of railway infrastructure and should be designed with long term maintenance plans which meet the needs of the development). Informative 3 refers.
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30 Scottish Water - No objection. Internal 31 Structures and Flooding - No objection. 32 Biodiversity - Further information and survey reports for protected species requested during the application process. No objection, conditions recommended for the submission of a Construction Environmental Management Plan (CEMP) and to ensure the recommendations of the Ecological Assessment are implemented. 33 Transportation and Development - No objection, subject to conditions. 34 Environmental Health (Noise Odour) - No objection. Consideration should be given to operational noise to ensure that activities such as patron noise, music etc be controlled and not affect neighbouring properties. Therefore recommend that the general conditions for outdoor areas are attached to this application. Do not foresee odours from the commercial kitchen impacting on residential amenity however the applicant should ensure that an extraction system commensurate with the type of cooking to be undertaken shall be installed to ensure that odours do not affect neighbouring properties. In respect of the solar array, do not envisage glint and glare affecting residential receptors, however, should issues arise recommend the applicant undertake a glint and glare assessment. Conditions recommended in respect of noise, odour and glint and glare to protect surrounding amenity. 35 Environmental Health (Private Water) - PWS aware of site and informatives recommended. Representations 36 Twenty-seven (27) representations were received. This included ten (10) objections and seventeen (17) letters of support. The main issues raised within the objections are: Visual impact. Inappropriate scale, design and materials. Not in keeping with the hotel. Loss of car parking. Impact on road network. Traffic congestion. Impact on existing car park provision. No justification for staff accommodation. Smell and litter. Rannoch Station is a unique and iconic environment, loved by many for its quiet and this development would drastically alter its sense of place. No ecological assessment submitted. A detailed assessment of transport impacts and parking provision should be required before any decision is made.
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Negative impact on woodland to the north. This is not the place for a fast-food outlet and sluice for campervans. The car park is not suitable as a campervan park. 37 These issues are addressed in the Appraisal section of the report. Other matters raised which are not a material planning consideration - 38 Negative impact on the viability of the Station Tearoom. Upmarket hotel currently works in harmony with the station restaurant and the proposal will have a negative impact on the established local community run café/restaurant on the station platform. The proposed development could be detrimental to the future of the tearoom, the 7 staff it currently employs, and consequently the visitor centre & toilets. 39 Planning response - The planning system operates in the long-term public interest. It does not exist to protect the interests of one person or business against the activities of another. In distinguishing between public and private interests, the basic question is whether the proposal would unacceptably affect the amenity and existing use of land and buildings which ought to be protected in the public interest, not whether owners or occupiers of neighbouring or other existing properties would experience financial or other loss from a particular development (page 58, Planning Circular 3/2022 Development Management Procedures). Additional Statements Screening Opinion EIA not required Environmental Impact Assessment (EIA): Environmental Report Not required Appropriate Assessment under Habitats Regulations Habitats Regulations Appraisal - AA completed Design Statement or Design and Access Statement Submitted Report on Impact or Potential Impact eg Flood Risk Assessment Ecological Assessment Report submitted Appraisal 40 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 and the issues raised in the representations.
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41 In this instance, section 14(2) of the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997 places a duty on planning authorities in determining such an application as this to have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses. Principle Staff Accommodation 42 The applicants’ supporting statement outlines the business requirements for staff accommodation due to the lack of affordable housing with only seven properties in the settlement and the limits staff can commute due to the remote location. A property is currently leased for staff accommodation from a local estate however, this is in need of upgrading and is exceptionally poor for energy performance. The statement highlights that the business needs to look at ways to provide its own high- quality accommodation with low running costs and long-term security to attract quality candidates to employment positions. This proposal will secure the current five FTE staff positions. 43 The proposal for staff accommodation is supported by NPF4 Policy 17 a) v) Rural Homes as this policy supports proposals for new homes in rural areas where the development is suitably scaled, sited and designed to be in keeping with the character of the area and the development is demonstrated to be necessary to support the sustainable management of a viable rural business or croft, and there is an essential need for a worker to live permanently at or near their place of work. LDP2 Policy 19 Housing in the Countryside and Category 3.3 of the related Supplementary Guidance support new housing associated with an existing non- farming business. The scale, siting and design of the staff accommodation is considered later in the report. 44 A planning condition is proposed to ensure the staff accommodation shall be used solely in conjunction with the hotel and shall not be let or occupied separately at any time and shall be retained within the same planning unit as the main hotel (condition 8). Further, given the modular construction of the accommodation, a planning condition is proposed to ensure that should the use be discontinued, the site shall be reinstated to a condition agreed in writing by the Council as Planning Authority, prior to reinstatement works commencing (condition 9). 45 The proposal satisfies NPF4 Policy 17 a) v) Rural Homes and LDP2 Policy 19 Housing in the Countryside and Category 3.3 of the related Supplementary Guidance. Rural Development 46 In respect of the diversification of the hotel business, this is in the form of a street food style outlet marketed as ‘The Deer Bothy’ and visitor facilities. The applicants supporting statement notes that the proposal will generate four additional FTE positions. The proposal is for a high-quality food outlet focussing on local venison, a
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deer larder to allow direct processing and sale of local venison and a visitor facility to enhance tourism infrastructure for free public use. The proposal satisfies NPF4 Policy 29 a) ii) Rural Development which supports development proposals that contribute to the viability, sustainability and diversity of rural communities and local rural economy including the diversification of existing businesses. 47 LDP2 Policy 8 Rural Business and Diversification supports the expansion of existing rural businesses. Sites outwith settlements may be acceptable where they offer opportunities to diversify an existing business, or are related to an existing site- specific resource or opportunity. LDP2 Policy 8 also supports new tourism-related development and the expansion of existing facilities. LDP2 Policy 8 expects all proposals to meet all of the following criteria: (a) The proposal will contribute to the local economy through the provision of permanent employment, visitor accommodation, additional tourism or recreational facilities, or the re-use of existing buildings. The proposal will contribute to the local economy, secure existing employment and provide additional employment opportunities. It will also provide additional tourism facilities. (b) The proposal will not result in suburbanisation of the rural area or encourage unsustainable travel patterns. The site is remote and visitors travel by train, foot, bike or car to the area. The area is popular for outdoor activities and Rannoch Station is now a tourism destination. The proposal will provide additional visitor infrastructure in this remote location. It will not result in suburbanisation of the rural area or encourage unsustainable travel patterns. (c) The proposed use is compatible with the surrounding land uses and will not detrimentally impact on the amenity of residential properties within or adjacent to the site. The proposal has been carefully considered and is compatible with surrounding land uses. There are no residential properties immediately adjacent to the site however Environmental Health recommend standard noise conditions to protect residential amenity and local environmental quality. (d) The proposal can be satisfactorily accommodated within the landscape and environmental capacity of the site. The proposal has been carefully designed and can be satisfactorily accommodated within the landscape and environmental capacity of the site. (e) The proposal meets a specific need by virtue of its quality or location in relation to existing business or tourist facilities.
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The site is remote and visitors travel by train, foot, bike or car to the area. The area is popular for outdoor activities and Rannoch Station is a tourism destination. Moor of Rannoch Hotel is a destination restaurant which only opens for dinner accommodating up to 18 guests for a 7-course menu which focuses on local and Scottish produce. The proposal will provide additional visitor infrastructure in this remote location and enhance the visitor experience. (f) Where any new building or extensions are proposed they should achieve a high quality of design to reflect the rural nature of the site and be in keeping with the scale of the existing buildings. The proposal is well-designed, creative and sustainable. The white containers will be hidden behind a high-quality timber cladding, which is in keeping with the character and landscape of the area. The design blends old and new to create an attractive, adaptable, distinctive and respectful response to the place. (g) The local road network must be able to accommodate, or be capable of upgrading in order to accommodate, the nature and volume of the traffic generated by the proposed development in terms of road capacity, safety and environmental impact. Applications with impacts on the Strategic Trunk Road Network will be subject to discussion and agreement from Transport Scotland. Transport Planning reviewed the proposed development and the roads related issues raised in the representations. There are no concerns arising for the local road network. The local road network will be able to accommodate the nature and volume of traffic generated by the proposal. (h) Outwith settlement centres retailing will only be acceptable if it can be demonstrated that it is ancillary to the main use of the site and would not be deemed to prejudice the vitality of existing retail centres in adjacent settlements. This is a remote rural area and the retail element for the sale of venison products is a small part of the proposal. (i) Developments employing more than 25 people in rural locations will be required to implement a staff travel plan or provide on-site staff accommodation. The development will not employ more than 25 people. The proposal includes on-site staff accommodation. 48 The proposal will support an existing business in a remote rural area in line with NPF4 Policy 29 Rural Development and LDP2 Policy 8 Rural Business and Diversification.
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Tourism 49 NPF4 Policy 30 Tourism encourages, promotes and facilitates sustainable tourism. NPF4 Policy 30 a) states development proposals for new or extended tourist facilities or accommodation, including caravan and camping sites, in locations identified in the LDP, will be supported. 50 NPF4 Policy 30 b) states proposals for tourism related development will take into account: i) The contribution made to the local economy; ii) Compatibility with the surrounding area in terms of the nature and scale of the activity and impacts of increased visitors; iii) Impacts on communities, for example by hindering the provision of homes and services for local people; iv) Opportunities for sustainable travel and appropriate management of parking and traffic generation and scope for sustaining public transport services particularly in rural areas; v) Accessibility for disabled people; vi) Measures taken to minimise carbon emissions; vii) Opportunities to provide access to the natural environment. 51 In response to the above, the applicants’ supporting statement highlights that the proposal will i) contribute to the local economy, secure existing employment and provide additional employment opportunities; ii) the proposal is small scale and designed to respect and be compatible with the area; iii) will provide much needed staff accommodation due to the lack of housing in the area; iv) the proposal will increase parking provision on site from 6 spaces to 10 spaces and the supporting information notes that many visitors arrive by train; v) the proposal provides for disabled people; vi) a solar array is proposed to minimise carbon emissions; vii) the proposal will provide additional facilities to support visitors coming to the area to explore the natural environment. 52 The proposed development will add to the existing tourist facilities at this remote rural location. The proposal satisfies NPF4 Policy 30 Tourism and LDP2 Policy 8 which also supports new tourism-related development. Design, Layout and Visual Amenity 53 A Design Statement submitted with the application notes the careful consideration given to siting the new build to respect the hotel building. The new building will be located in the existing parking area as a detached standalone building, separated from the existing hotel and roughly positioned on the footprint of the former light industrial buildings that recently occupied the west courtyard. New parking including accessible bays are proposed to the east of the hotel. 54 The new building does not sit further forward than the existing building. Additionally, the height is limited to below the height of the existing building to retain the hotel as the key building on the site. Larger massing elements are located to the rear of the
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site, this reduces the sense of scale from the road and buries the larger mass in the site topography ensuring less visual impact when viewed from the north. The north elevation is also screened by existing trees. 55 A single storey amenities wing sits to the west of the site and aligns with the front elevation of the hotel, bookending the site and framing a proposed sheltered courtyard. A two-storey staff wing sits to the rear of the site, nestled into the site topography. This shelters an external courtyard between the hotel and the new building which includes a seating area and firepit for visitors to the food court. 56 The staff wing provides five independently accessed studios over two levels with private access from the rear. The moderately cantilevered form of these studio spaces also creates a canopy area to the external ground offering shelter for visitors during wet weather. 57 The new building will benefit from modular construction methods. The remote location of the hotel presents numerous logistical challenges, none more so than construction. A modular and largely off-site construction methodology allows for quality construction with highly energy efficient materials to be fabricated quickly with a minimum of construction waste and Hotel operator disruption. Units can then be brought to site and assembled with low impact foundations. Second use shipping containers have been chosen which can be successfully upcycled into building accommodation. The use of a modular construction method also allows for changes in business models as the development can be easily reversable or removeable if required. 58 A selection of materials is proposed to complement the site’s history, local building context, the existing hotel building and the surrounding natural landscape. The Hotel is a traditional form with rendered white walls and a grey slate roof. Surrounding buildings and a building historically on the site incorporate vertical metal corrugated materials. Consequently, a locally sourced, low maintenance timber with open rainscreen style is proposed that comes factory pre-weathered to a light grey. The Design Statement reports that the timber cladding can be oriented in different arrangements to create a hit and miss patterned cladding formation across the façade with varying patterns. 59 The vertical corrugated metal cladding of the shipping containers will be painted white to match the Hotel finishes and broader context. The Design Statement highlights this combination integrates a modern architectural solution with the existing traditional character, the surrounding existing buildings and the buildings that previously occupied the site. It offers an easily understandable visual difference between the historic existing building and the contemporary new building. 60 Full details of the finishing materials are set out in the Design Statement and on the drawings. The proposal includes a 48 panel PV array on the roof which will be screened by a ‘parapet’ of the building’s cladding so that it is concealed from pedestrian eye level.
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61 Concern is raised in the representations about the design, scale and materials of the new building and its negative impact on the character of the place. 62 In response to the remote location, the design is well-crafted, creative and sustainable. The white containers will be hidden behind a high-quality timber cladding, which is in keeping with the character and landscape of the area. The design blends old and new to create an attractive, adaptable, distinctive and respectful response to the place. 63 The proposal satisfies NPF4 Policy 14 Design, Quality and Place and LDP2 Policy 1 Placemaking and associated Supplementary Guidance (2020). Landscape 64 The site is in Rannoch Forest Local Landscape Area. This Local Landscape Area (LLA) comprises Rannoch Forest, in the northwest of Perth and Kinross, between Ben Nevis and Glen Coe National Scenic Area to the west, and the Loch Rannoch and Glen Lyon National Scenic Area to the east. The Landscape Supplementary Guidance (2020) highlights the Special Qualities of the area, the Forces for Change and Objectives. This includes ‘ensure any development proposals respect the vernacular architecture of the area’ (page 13). 65 As noted earlier in the report, the design blends old and new to create an attractive, adaptable, distinctive and respectful response to the place. Residential Amenity 66 The proposal comprises a two-storey wing containing five staff accommodation units and a single storey wing consisting of a kitchen, butchery/deer larder, WC’s, dog wash and chemical waste disposal. Included in the application is an outdoor seating area and a roof mounted photo voltaic array. 67 Environmental Health (EH) commented on the following – 68 Noise - consideration should be given to operational noise to ensure that activities such as patron noise, music etc be controlled and not affect neighbouring properties. General conditions to control noise for outdoor areas are recommended (condition 2 and 4). 69 Odour - Given the distance to neighbouring properties, EH do not foresee odours from the commercial kitchen impacting on residential amenity, however, the applicant should ensure that an extraction system commensurate with the type of cooking to be undertaken shall be installed to ensure that odours do not affect neighbouring properties (condition 5). 70 Glint and Glare - The Pager Power Solar Photovoltaic and Building Development - Glint and Glare 2022 Guidance recommends that residential properties within 1km that have a view of the PV panels should be assessed and notes that “residential receptors that are situated due East or due West of solar arrays can be affected by
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PV arrays. Whilst there are residential properties to the East and West within 1km, due to the topography, positioning of the panels and tree coverage there will be no line of site of the solar array from these properties. EH do not envisage glint and glare affecting residential receptors, however, should issues arise a condition is recommended for the applicant to undertake a glint and glare assessment if required (Condition 7). 71 The proposal satisfies NPF4 Policy 23 e) Health and Safety and LDP2 Policy 56: Noise Pollution, subject to conditions. Roads and Access 72 As part of the development, work is required to alter the vehicle access which is taken off the B846 public road. Transport Planning recommend condition 10 to ensure it is formed in compliance with Perth & Kinross Council's Road Development Guide. 73 The representations raise an issue with parking. There will be no loss of parking with this to be relocated to the east side of the hotel. Existing parking provision is for 6 vehicles (application form) and the proposed site plan shows 10 car parking bays including 2 disabled parking bays to the east of the hotel. Transport Planning raise no issue with the level of parking provision and confirm that sufficient space exists for turning and manoeuvring of vehicles within the site. 74 With regards to motorhome parking and an issue raised in the representations, there are currently no dedicated motorhome parking bays in the public car park, and the hotel only allows parking for guests staying overnight. The applicants note that the proposed provision of waste disposal facilities is not designed to encourage or facilitate overnight camping. Many campervan owners will make use of facilities when they are available. The proposal is to provide a suitable facility to responsibly dispose of campervan waste. This dedicated tank will be emptied as per the business contract for emptying a septic tank. 75 The representations raise road safety concerns due to the narrow road and increased traffic and highlighted further survey work to assess the impact of the proposed development. Transport Planning reviewed the comments in the representations and do not consider that the proposed development will significantly impact the local road network. The applicants report that over 70% of visitors arrive at the hotel via the train station and these proposals are not considered to increase either tourist or staff traffic on the B846. 76 The core path 11/7 Rannoch Station to Kingshouse, Highlands (RANN/7) is not to be impacted by the proposals. 77 Transport Planning recommend condition 11 for a detailed design for secure covered cycle parking facility to be submitted and approved in writing by the Planning Authority in consultation with the Roads Authority. The cycle parking, as approved in writing, shall be implemented in accordance with the approved details
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to the satisfaction of the Council as Planning Authority prior to the development being brought into use. 78 The proposal satisfies NPF4 Policy 13 Sustainable Transport and LDP2 Policy 60B: Transport Standards and Accessibility Requirements: New Development Proposals, subject to conditions. Flooding, Drainage and Private Water Supply Flooding 79 No flood risk. Drainage 80 The proposal will include an upgrade of the existing waste treatment plant, septic tank and SUDS located on the south side of the public road (B846). 81 The Flooding Team have been consulted and raise no issue with the proposed development. Private Water Supply 82 The Moor of Rannoch is served from a private borehole with particle and UV filtration and has a good quality supply. The Private Water Team are aware of the existing borehole and conduct testing on an annual basis. 83 The proposal satisfies NPF4 Policy 22 Flood Risk and Water Management and LDP2 Policy 53B: Water Environment and Drainage: Foul Drainage, LDP2 Policy 53C: Water Environment and Drainage: Surface Water Drainage and LDP2 Policy 53E: Water Environment and Drainage: Water Supply. Conservation Considerations 84 The historic building of Rannoch Hotel (MPK11900) is being retained in full, with the proposal located on the west side of the hotel building. There are no concerns regarding archaeology with the proposal. 85 There is a historic functional relationship between the Category B Listed Building Rannoch Station (LB12245) and the hotel, and the proposed new accommodation would sit in between the two buildings. The design allows the west elevation of the hotel to remain open and form part of the new courtyard. The character, appearance and setting of the listed building is protected in accordance with NPF4 Policy 7 c) Historic Assets and Places and LDP2 Policy 27A: Listed Buildings. Natural Heritage and Biodiversity 86 There are no local, national or international nature designations on or adjacent to the site.
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87 To the west of the site are Ben Nevis and Glencoe National Scenic Area (NSA), Rannoch Moor Special Area of Conservation (SAC) and Site of Special Scientific Interest (SSSI), Rannoch Lochs Special Protection Area (SPA) and River Tay SAC. International Designations 88 NPF4 Policy 4 a) b) Natural Places and LDP2 Policy 38A: International Nature Conservation Sites protect European Sites (Special Area of Conservation (SAC) or Special Protection Areas (SPA)) and will only permit development where an appropriate assessment has demonstrated that it will not adversely affect the integrity of the site. 89 A Preliminary Ecology Survey and Ecological Assessment Report (March 2026) was submitted during the application process and reviewed by the Biodiversity Officer (document 23). 90 The Biodiversity Officer reports that the submitted Preliminary Ecological Appraisal Report is in accordance with published best practice. The report states that it is not anticipated that there will be any detrimental impact to Rannoch Lochs SPA. The SPA is designated for black throated divers, however, there are no black-throated divers recorded within 2km and no signs of black-throated divers were recorded during the survey. The recommended disturbance distance for breeding black- throated divers is 500-750m. As the proposed development is 500m from the closest loch of the SPA, the Dubh Lohan; the fact that the railway line separates the development from the loch; and that it is in an area already frequented by people during the nesting season; it is not anticipated that there will be any detrimental impact to black-throated divers, should any black-throated diver nest at the Dubh Lochan in the future. 91 NatureScot provided advice during the pre-application process and highlighted that disturbance from construction work could occur if works are carried out in breeding season 1st April to 31st August. NatureScot advises that a breeding bird protection plan, which includes a survey for black throated diver within 1km, is in place. This is to ensure no disturbance of breeding black throated diver. Alternatively, work could be scheduled outside of breeding season to avoid disturbance. The Council’s Biodiversity Officer recommends a condition should be used to allow works to occur from 1st September to 31st March only (condition 12). 92 The report states it is not anticipated that there will be any direct impact to the SAC. The Preliminary Ecology Survey and Ecological Assessment Report (March 2026) reports that no sign of otters were recorded within 200m of the site. It notes there is potential for indirect impact through hydrological connections and it is recommended that a Construction Environmental Management Plan be in place. 93 NatureScot advised through the pre-application process that there is potential for the proposal to result in indirect impacts to the following features of Rannoch Moor SAC and River Tay SAC - freshwater pearl mussel, otter and clear water lakes or lochs with aquatic vegetation and poor to moderate nutrient levels. These features require good water quality and there may be construction activities that have the
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potential to release silt or other pollutants into the SAC that could impact the water quality. NatureScot advise that a Construction and Environment Management Plan should be in place that incorporates pollution prevention measures to minimise the risk of impacts on these features. 94 A planning condition is proposed for a Construction Environmental Management Plan to be submitted and approved in writing by the Council as Planning Authority prior to the commencement of the development (condition 13). 95 In line with NPF4 Policy 4 b) and LDP2 Policy 38A a) an appropriate assessment has demonstrated that the development will not affect the integrity of the sites. The appropriate assessment takes account of the consultation comments from NatureScot and the Biodiversity Officer and the findings of the Preliminary Ecology Survey and Ecological Assessment Report (March 2026). National Designations 96 NatureScot advise that the proposal is situated adjacent to existing development, and it is unlikely that the scale of the proposal will have an adverse effect on the integrity of Ben Nevis and Glen Coe NSA or the objectives of the designation. 97 The proposal is approximately 100m from Rannoch Moor Site of Special Scientific Interest (SSSI). NatureScot advise there is potential for this proposal to result in direct and indirect impacts on the following features of Rannoch Moor SSSI: breeding bird assemblage and oligotrophic loch. Advice on preventing disturbance to breeding black throated diver is provided above (see Rannoch Lochs SPA) and advice on maintaining water quality that will ensure impacts on the oligotrophic loch are minimised is also provided above (see Rannoch Moor SAC). Planning conditions are proposed to protect breeding birds (condition 12) and water quality (condition 13). 98 The proposal satisfies NPF4 Policy 4 c) and LDP2 Policy 38B, subject to conditions. Biodiversity Enhancement 99 The Preliminary Ecology Survey and Ecological Assessment Report (Document 23) recommend biodiversity enhancement measures. As per the Biodiversity Officer’s consultation comments, a condition is proposed to ensure that a detailed plan indicating location, quantity, specification and maintenance requirements for all the recommended biodiversity enhancement measures set out in the supporting biodiversity survey report shall be submitted for the further written agreement of the Council as Planning Authority and shall be implemented thereafter once agreed (condition 15). This condition satisfies NPF4 Policy 3 c). Trees 100 There is no Ancient Woodland as shown on the Ancient Woodland Inventory located on or adjacent to the site. There is no Native Woodland as per the Native Woodland Survey of Scotland on the site, there is Native Woodland to the north of
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the site which is wet woodland. The submitted Preliminary Ecological Appraisal Report states this proposal will not have a detrimental impact on the woodland to the north of the site. Tree planting is proposed as shown on the site plan (drawing 03). The proposal satisfies NPF4 Policy 6 and LDP2 Policy 40B. 101 The proposal satisfies NPF4 Policy 3 Biodiversity, NPF4 Policy 4 Natural Places, NPF4 Policy 6 Forestry, Woodland and Trees and LDP2 Policy 38A: Environment and Conservation: International Nature Conservation Sites, LDP2 Policy 38B: Environment and Conservation: National Designations, LDP2 Policy 40B: Forestry, Woodland and Trees: Trees, Woodland and Development, LDP2 Policy 41: Biodiversity and LDP2 Policy 47: River Tay Catchment Area. Low and Zero Carbon Generating Technologies 102 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. Further, NPF4 Policy 2 ‘Climate Mitigation and Adaptation’ requires that development should be designed to reduce green gas emissions. In this instance, a solar array on the roof is proposed in line with NPF4 Policy 2 and LDP2 Policy 32. Material Considerations Representations 103 Twenty-seven (27) representations were received. This included ten (10) objections and seventeen (17) letters of support. 104 The main issues raised within the objections in summary relate to the design, negative impact on parking and the road network, amenity issues and no ecological assessment. 105 In respect of design, it is acknowledged that design can often divide opinion as noted in both the letters of support and objection. The proposal integrates a modern architectural solution with the existing traditional character of the hotel building and its historic context. The design offers a visual difference between the buildings and creates an attractive, adaptable, distinctive and respectful response to the place. 106 In respect of the roads and parking issues, Transport Planning have reviewed the comments and raise no concerns. No further assessment is required. 107 In line with the recommendations of Environmental Health, conditions are proposed to protect residential amenity and the environmental quality of the area (conditions 2-7).
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108 As noted earlier in the report, an ecological survey report is on record having been received during the planning application process. The Biodiversity Officer reports that the submitted Preliminary Ecological Appraisal Report is in accordance with published best practice. In line with the recommendations of NatureScot and Biodiversity Officer, conditions are proposed to protect European Sites, environmental quality and biodiversity (conditions 12-16). 109 The issues raised in the objections have been considered in the report above and are not of sufficient weight to justify refusal of planning permission. 110 The letters of support come from local people, other local businesses and visitors to the area. The comments acknowledge the limited visitor facilities and welcome the economic investment in this remote area which is highly dependent on the visitor and tourist economy. Applicants Statement 111 The applicants’ statement highlights their aim to develop facilities in both Moor of Rannoch Restaurant & Rooms and the Rannoch Station area to meet the needs of modern tourism and the increasing number of visitors to Rannoch Moor while boosting employment opportunities. 112 It reports the most pressing barrier to recovering from the impact of covid and energy prices is the lack of further affordable staff accommodation in the Rannoch area, lack of tourism infrastructure in the area to meet the growing number of visitors and limitations to access other income streams due to the building age and layout. 113 The proposed development will help to strengthen business resilience, increase revenue and boost employment opportunities. 114 The proposal algins with the policy intent of NPF4 Policy 29 Rural Development to encourage rural economic activity, innovation and diversification whilst ensuring that the distinctive character of the rural area and the service function of small towns, natural assets and cultural heritage are safeguarded and enhanced. Developer Contributions 115 The Developer Contributions Guidance is not applicable to this application and therefore no contributions are required in this instance. Economic Impact 116 The proposal supports the expansion of an existing rural business. Variation of Application Under Section 32A 117 This application was not varied prior to determination, in accordance with the terms of section 32A of the Town and Country Planning (Scotland) Act 1997, as amended.
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Planning Obligations and Legal Agreements 118 None required. Direction By Scottish Ministers 119 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 120 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 Approval subject to the following conditions: Conditions and Reasons for Recommendation 1. This planning permission will last only for three years from the date of this decision notice, unless the development has been lawfully started within that period. Reason - This is a Planning Permission in terms of Section 58 of the Town and Country Planning (Scotland) Act 1997, as amended by Section 32 of the Planning (Scotland) Act 2019. 2. The hours of operation of the outdoor seating area shall be restricted to between 0800 to 2200 hours Monday to Sunday. Reason - In order to safeguard the residential amenity of the area. 3. 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 interests of residential amenity; in order to safeguard the privacy and amenity of the residents of the neighbouring dwellinghouse(s).
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4. No music, amplified or otherwise, shall be permitted in the outdoor seating area at any time. Reason - In order to safeguard the residential amenity of the area. 5. Prior to the development hereby approved being completed or brought into use, an effective ventilation system commensurate with the nature and scale of cooking to be undertaken shall be installed and operated such that cooking odours are not exhausted into or escape into any neighbouring buildings. Thereafter the system shall be maintained. Reason - In the interests of residential amenity; to ensure a satisfactory standard of local environmental quality. 6. 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 interests of residential amenity; to ensure a satisfactory standard of local environmental quality. 7. Within 2 months of receipt of a written request by the Council as Planning Authority, following a substantiated complaint from a sensitive property, the operator/applicant shall, at its own expense, employ a consultant approved by the Planning Authority to carry out an assessment of glint and glare from the development. The glint and glare assessment shall be submitted to and approved in writing by the Planning Authority. The assessment must identify any mitigation measures required if appropriate. Any mitigation measures identified shall be implemented on site in accordance with a timescale to be agreed with the Planning Authority. Reason - In the interests of residential amenity; to ensure a satisfactory standard of local environmental quality. 8. The staff accommodation hereby approved shall be used solely in conjunction with the hotel, shall not be let or occupied separately at any time and shall be retained within the same planning unit as the main hotel. Reason - In order to clarify the terms of the permission; to control and restrict the use of the building. 9. In the event that the use is discontinued, the development authorised by this permission shall be removed and the site reinstated to a condition agreed in writing by the Council as Planning Authority, prior to reinstatement works commencing. Reason - To ensure the development is removed from the site on the expiry of the permission, and to protect the character of the countryside, the visual amenity of the area and nature conservation interests.
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10. Prior to the development hereby approved being completed or brought into use the vehicular access shall be formed in accordance with Perth & Kinross Council's Road Development Guide Type B Figure 5.6 access detail with 3 metre radii kerbing of Type A Road construction detail. The Type A Road construction detail shall continue into the entrance of the site for a minimum of 3 metres. The works shall not impact on the roads drainage system. Reason - In the interests of road safety; to ensure an acceptable standard of construction within the public road boundary. 11. Prior to commencement of any development on site, a detailed design for secure covered cycle parking facility shall be submitted to and approved in writing by the Planning Authority in consultation with the Roads Authority. The cycle parking, as approved in writing, shall be implemented in accordance with the approved details to the satisfaction of the Council as Planning Authority prior to the development being brought into use. Reason - To encourage active travel and meet advice in NPF4 on transport. 12. Prior to commencement of any development on site, a breeding bird protection plan which includes a survey for black throated diver within 1km of the site, shall be submitted for the written approval of the Council as Planning Authority. Thereafter, the approved plan shall be implemented to ensure no disturbance of breeding black throated diver. Alternatively, work shall be scheduled outside of breeding season to avoid disturbance, 1st September to 31st March only. Reason - To ensure the development does not impact negatively on Rannoch Lochs SPA. 13. Development shall not commence until a Construction Environmental Management Plan (CEMP) that incorporates pollution prevention measures to minimise the risk of impacts on the features of Rannoch Moor SAC and River Tay SAC is submitted and approved in writing by the Council as Planning Authority. The CEMP should include the following: a) pollution prevention safeguards including drainage arrangements and the possible use of siltation traps, settlement tanks and bunds b) storage and disposal of materials including the siting of stockpiles, use of buffer strips and disposal methods c) construction site facilities including extent and location of construction site huts, vehicles, equipment, fuel, chemicals and materials compound d) timing, duration and phasing of construction The Construction Environmental Management Plan and mitigations as agreed in writing by the Council as Planning Authority shall be fully implemented as part of the planning permission.
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Reason - To ensure the development does not negatively impact on the nearby Special Area of Conservation. 14 The conclusions and recommended action points within the supporting biodiversity survey submitted and hereby approved (document(s) 23 relates) shall be fully adhered to, respected and undertaken as part of the construction phase of development, to the satisfaction of the Council as Planning Authority. Reason - In the interests of protecting environmental quality and of biodiversity. 15 Prior to the commencement of the development hereby approved, a detailed plan indicating location, quantity, specification and maintenance requirements for all the recommended biodiversity enhancement measures within the supporting biodiversity survey submitted and hereby approved (document(s) 23 relates) 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, to the satisfaction of the Council as Planning Authority. Reason - In the interests of protecting environmental quality and of biodiversity. 16 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. 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. Under section 27A of the Town and Country Planning (Scotland) Act 1997 (as amended) the person undertaking the development is required to give the planning authority prior written notification of the date on which it is intended to commence the development. A failure to comply with this statutory requirement would constitute a breach of planning control under section 123(1) of that Act, which may result in enforcement action being taken. Please use the form attached herewith.
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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. All surface or foul water arising from the development must be collected and diverted away from Network Rail Property. Any Sustainable Urban Drainage Scheme should not be sited within 10 metres of railway infrastructure and should be designed with long term maintenance plans which meet the needs of the development. 4. 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. 5. 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. 6. A private wastewater treatment plant and septic tank should be provided with an access for desludging. The desludging tanker should be provided with access to a working area that: will provide a clear route for the suction hose from the tanker to the tank, and is not more than 25m from the tank where it is not more than 4m higher than the invert level of the tank, and is sufficient to support a vehicle axle load of 14 tonnes 7. 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. 8. 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. https://www.pkc.gov.uk/ldp2floodrisk 9. The applicant should take note of the information and advice contained within the consultation response from Scottish Water. Background Papers Letters of representation 27
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Authors Name Designation Contact Details Claire Myles Planning Officer 01738 475300 developmentmanagement@pkc.gov.uk Approved Name Designation Date Paul Williamson Team Leader (Local Developments) 30 April 2026