25/01855/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. 26/128) Proposal: Erection of free-range egg production building and associated works Location: Gloagburn Farm, Tibbermore, Perth, PH1 1QL Ref. No: 25/01855/FLL Ward No: P9 - Almond and Earn 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 Planning permission is sought for the erection of a free-range egg production building and associated works to the north of the existing building group at Gloagburn Farm. The facility (measuring 158.8m x 20.3m) will accommodate 32,000 laying hens, alongside associated feed bins, egg packing and storage facilities, concrete aprons, and access tracks. The proposal will lead to the removal of two smaller existing free-range units, which currently house around 6,000 hens. 2 The proposed site is approximately 380 metres west of the settlement boundary of Tibbermore, and to the north of the buildings associated with Gloagburn Farm, and its associated farm shop and cafe. 3 Moreover, according to the Land Capability for Agriculture (LCA) classification map for Scotland, the proposed site appears to fall within class 2, which would constitute prime agricultural land. 4 The proposed site is also allocated within an area designated as a historic battlefield (Battle of Tippermuir). 5 The applicant is Niven Farming, a large agricultural holding extending to approximately 1,400 acres, which combines arable production with livestock enterprises. The farm has diversified in recent years through the nearby Gloagburn
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Farm Shop and Café, which sells farm produce directly to consumers, including the sale of free-range eggs. Site History Wider Site 6 01/01802/FUL Change of use of garage and garden shed to form farm shop, toilet and kitchen 04 February 2002 Application Approved 7 02/00368/FUL Erection of building to form farm shop with ancillary coffee area on land adjacent to farm buildings 14 June 2002 Application Approved 8 02/01576/FUL Alteration of siting of farm shop and improvement of access from public road 09 January 2003 Application Approved 9 03/02205/FUL Extension of farm shop to increase restaurant and retail space 18 June 2004 Application Approved 10 05/01832/FUL Proposed addition of front screen to front of veranda 21 October 2005 Application Withdrawn 11 05/02104/FUL Erection of glazed screen to front of veranda 22nd December 2005 Application Approved 12 08/00047/FUL Erection of a sunroom 14 March 2008 Application Approved 13 10/01469/FLL Alterations and extension to existing farm shop 29 October 2010 Application Approved 14 10/02210/FLL Modification of existing consent 10/1469/FLL for alterations and extension to farm shop 22 February 2011 Application Approved 15 11/00789/FLL Erection of single storey extension to existing farm shop and restaurant including internal alterations and install wood pellet boiler 16 February 2012 Application Approved 16 12/01414/FLL Alterations, extension and installation of wood pellet boiler (modification of 11/00789/FLL) 26 September 2012 Application Approved 17 12/01881/FLL Alterations, extension and installation of a wood chip boiler 19 December 2012 Application Approved 18 15/00165/FLL Alterations and extension to dwellinghouse, change of use of agricultural shed to additional living accommodation 17 March 2015 Application Approved 19 15/00783/FLL Extension to dwellinghouse 30 June 2015 Application Approved
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20 15/01322/FLL Extensions to building 27 October 2015 Application Withdrawn 21 15/01891/FLL Alterations and extension 06 January 2015 Application Approved 22 16/01018/FLL Extension to building 09 September 2016 Application Refused 23 17/01334/FLL Extension to building 26 September 2017 Application Approved 24 18/00353/FLL Alterations and extension to building 10 November 2018 Application Approved 25 20/01429/FLL Alterations and extension to farm shop, formation of vehicular access, parking area and associated works 12 January 2021 Application Approved 26 20/01803/FLL Erection of agricultural building and associated works 15 February 2021 Application Approved 27 21/00050/FLL Alterations and extension to farm shop, formation of vehicular access, parking area and associated works 28 May 2021 Application Approved 28 23/00805/FLL Erection of canopy 27 June 2003 Application Approved Environmental Impact Assessment 29 The impact of the proposed development site was screened for EIA as part of the application’s assessment, and it was determined that the proposal does not constitute EIA development. Pre-Application Consultation 30 Pre-application Reference: 25/00073/PREAPL 31 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 32 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 33 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
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productive spaces. NPF4 has an increased status over previous NPFs and comprises part of the statutory development plan. 34 The Council’s assessment of this application has considered the following policies of NPF4: Policy 2: Climate Mitigation and Adaptation Policy 3: Biodiversity Policy 4: Natural Places Policy 5: Soils Policy 7: Historic Assets and Places Policy 9: Brownfield, Vacant and Derelict Land and Empty Buildings Policy 14: Design, Quality and Place Policy 22: Flood Risk and Water Management Policy 23: Health and Safety Policy 26: Business and Industry Policy 29: Rural Development Perth and Kinross Local Development Plan 2019 35 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. 36 The principal relevant policies are, in summary; Policy 1A: Placemaking Policy 1B: Placemaking Policy 2: Design Statements Policy 5: Infrastructure Contributions Policy 8: Rural Business and Diversification Policy 30: Protection, Promotion and Interpretation of Historic Battlefields Policy 41: Biodiversity Policy 47: River Tay Catchment Area Policy 50: Prime Agricultural Land Policy 52: New Development and Flooding 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 55: Nuisance from Artificial Light and Light Pollution Policy 56: Noise Pollution Policy 57: Air Quality Policy 60B: Transport Standards and Accessibility Requirements: New Development Proposals
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Statutory Supplementary Guidance Supplementary Guidance - Developer Contributions & Affordable Housing (adopted in 2020) Supplementary Guidance - Flood Risk and Flood Risk Assessments (adopted in 2021) Supplementary Guidance - Placemaking (adopted in 2020) Other Material Considerations PKC Non-Statutory Guidance Planning Guidance - Loch Leven SPA, the Dunkeld-Blairgowrie Lochs SAC and the River Tay SAC Planning Guidance - Planning & Biodiversity National Guidance 37 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. Creating Places 2013 38 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 39 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 40 Local Place Plans are community-led plans setting out proposals for the development and use of land and set out a community’s aspirations for its future development. There are no Local Place Plans currently adopted for the area. Consultations 41 As part of the planning application process the following bodies were consulted:
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Internal 42 Transportation and Development: No objection subject to a condition relating to the submission of a construction traffic management plan (CTMP). 43 Environmental Health (Noise Odour): No objection subject to conditions relating to plant noise, external lighting, servicing and deliveries, audible reversing alarms, the submission of an operational management plan, noise and odour complaint procedures. 44 Biodiversity: No objection subject to conditions relating to tree/hedgerow retention and the submission of a revised detailed landscaping and planting scheme prior to the commencement of development. 45 Developer Contributions: No contribution required. External 46 Historic Environment Scotland (HES): No comments to make. 47 Scottish Water: No objection. 48 Perth and Kinross Heritage Trust (PKHT): No objection. 49 Methven & District Community Council: Did not formally object but expressed concerns relating to air pollution. In addition, they noted that at least two households within a ½ mile radius were not on the neighbourhood notification list. Representations 50 6 objections were received. The main issues raised within the representations are: Noise pollution Odour, dust and air quality impacts Public health risk Adverse impact on visual amenity Inappropriate land use Out of character with the area Over-intensive development Lack of appropriate assessment e.g. lack of Environmental Impact Assessment. As stated above, an EIA Screening Opinion was carried out which confirmed that an EIA was not required. Lack of community consultation. Neighbour notification notices were sent to those having an interest in land adjoining or within 20 metres of the boundary of the land for which development is proposed. However, given that the neighbouring land consists of open fields and that the proposal could be categorised as a bad neighbour development, the application was also
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advertised in the Perthshire Advertiser as per the requirements of the relevant regulations. 51 These issues are addressed in the appraisal section of the report. Additional Statements Screening Opinion EIA not required Environmental Impact Assessment (EIA): Environmental Report not applicable Appropriate Assessment under Habitats Regulations AA not required Design Statement or Design and Access Statement not required Report on Impact or Potential Impact e.g. Flood Risk Assessment not required Appraisal 52 Sections 25 and 37(2) of the Town & Country Planning (Scotland) Act 1997 (as amended) require the determination of the proposal to be made in accordance with the provisions of the Development Plan, unless material considerations indicate otherwise. The Development Plan comprises NPF4, the Perth and Kinross Local Development Plan 2019 and statutory supplementary guidance. The relevant policy considerations are outlined in the policy section above and are considered in more detail below. In terms of other material considerations, this involves considerations of the Council’s other approved policies and supplementary guidance as outlined above. Principle Prime Agricultural Land 53 NPF4 Policy 5 (Soils) states that development proposals on prime agricultural land, or land of lesser quality that is culturally or locally important for primary use, as identified by the LDP, will only be supported where it is for: i. Essential infrastructure and there is a specific locational need and no other suitable site; ii. Small-scale development directly linked to a rural business, farm or croft or for essential workers for the rural business to be able to live onsite; iii. The development of production and processing facilities associated with the land produce where no other local site is suitable; iv. The generation of energy from renewable sources or the extraction of minerals and there is secure provision for restoration;
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54 LDP2 Policy 50 (Prime Agricultural Land) states that outside the identified settlements, development on prime agricultural land will not be permitted, unless it is necessary to meet a specific established need, such as a major infrastructure proposal and only when there is no other suitable site available on non-prime land. Small-scale development directly linked to rural business, including housing, may also be acceptable on prime agricultural land, providing it is compatible with all other aspects of the policy framework of the Plan and there are no other suitable non-prime land sites available, and it does not adversely affect the viability of the agricultural unit. 55 According to the Land Capability for Agriculture (LCA) classification map for Scotland, the proposed site appears to fall within class 2, which would constitute prime agricultural land. 56 The proposed facility is located within the operational area associated with Gloagburn Farm, located adjacent to the existing poultry units which are to be removed. The facility will therefore be able to utilise existing farm access and internal tracks associated with the existing units. Moreover, the site has been selected due to the availability of a contiguous and large free-range area of approximately 16 hectares, with this distance threshold a requirement to comply with free-range welfare standards. In addition, no built development will extend into land currently in arable use, with the production facility falling within the defined area of the farmstead and the free-range area encroaching into arable land. The supporting statement also asserts that the land surrounding the unit will remain in agricultural use, with the range area seeded with grass and wildflower mixes, and hens contributing to soil fertilisation through grazing. The land will be managed less intensively than the current arable rotation to ensure that land continues to contribute to food production rather than being permanently lost or sterilised. As such, while the proposal would result in the loss of prime agricultural land, this loss would represent a small incursion relative to the size of the agricultural unit. Furthermore, the prime land’s loss would not be irreversible with the majority of the land remaining in productive agricultural use. Expansion and Diversification of Existing Rural Business 57 NPF4 Policy 29 (Rural Development) states development proposals that contribute to the viability, sustainability and diversity of rural communities and local rural economy will be supported, including: i. farms, crofts, woodland crofts or other land use businesses, where use of good quality land for development is minimised and business viability is not adversely affected; ii. diversification of existing businesses; iii. production and processing facilities for local produce and materials, for example sawmills, or local food production; iv. essential community services; v. essential infrastructure; vi. reuse of a redundant or unused building;
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vii. appropriate use of a historic environment asset or is appropriate enabling development to secure the future of historic environment assets; viii. reuse of brownfield land where a return to a natural state has not or will not happen without intervention; ix. small scale developments that support new ways of working such as remote working, homeworking and community hubs; or x. improvement or restoration of the natural environment. 58 Development proposals in rural areas should also be suitably scaled, sited and designed to be in keeping with the character of the area. They should also consider how the development will contribute towards local living and take into account the transport needs of the development as appropriate for the rural location. 59 LDP2 Policy 8 (Rural Business and Diversification) states that the Council will give favourable consideration to the expansion of existing businesses and the creation of new ones in rural areas. There is a preference that this will generally be within or adjacent to existing settlements. 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. 60 The proposal would result in the diversification and expansion of an existing agricultural enterprise. The applicant has submitted a business plan in support of the application outlining why this particular site represents a site-specific resource or opportunity. In summary, the proposal will expand production capacity in response to market demand, create and support rural employment, retain the land in active agricultural use, strengthen local food networks through Gloagburn Farm Shop, and utilise low-carbon technologies. In terms of the siting of the proposal and any resultant landscape impact, this will be discussed further below. Proposals on Greenfield Sites 61 NPF4 Policy 9 (Brownfield, Vacant and Derelict Land and Empty Buildings) states that development proposals that will result in the sustainable reuse of brownfield land including vacant and derelict land and buildings, whether permanent or temporary, will be supported. Proposals on greenfield sites will not be supported unless the site has been allocated for development or the proposal is explicitly supported by policies in the LDP. 62 As stated above, the proposal would represent an expansion of an existing agricultural cluster, with no built form encroaching into land currently in arable use. 63 Given the above, the proposal is acceptable from a principle of development perspective. Design and Layout/Landscape Impact 64 Generally, the design and scale of development should respect its surroundings and adhere to Policies 1A and B of LDP2 which relate to placemaking and NPF4 Policy 14 (Design, Quality and Place) which seeks to deliver well designed development.
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65 The proposed unit is a functional agricultural building, utilising a steel frame with profiled polyester coated steel sheeting in an olive-green finish, typical of modern farm development. It will measure approximately 158.8m x 20.3m, with an eaves height of 3.33m and ridge height of 6.05m.The appearance is utilitarian, reflecting its agricultural function and blending with the existing farm buildings in the area. Roof-mounted solar panels are also proposed to support low-carbon operation. Overall, the proposed development is acceptable in terms of its design and layout. 66 In relation to landscape impact, the facility is located with an area characterised by undulating topography. While the unit would be visible from public view, particularly from the western edge of Tibbermore, it would be seen in context of an existing agricultural cluster and would not be out of character or detract from the surrounding area’s landscape quality. Mitigatory measures have been proposed within the submitted design statement through the reinforcement of existing boundaries with native hedgerow and tree planting to reduce visual impact. However, this is not shown on the submitted landscaping plan. A condition (Condition 3) relating to the submission of a revised detailed landscaping and planting scheme has been conditioned below. Residential Amenity 67 Policy 23 (Health and Safety) states that development proposals that are likely to raise unacceptable noise issues will not be supported. 68 LDP2 Policy 55 (Nuisance from Artificial Light 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 69 LDP2 Policy 56 (Noise Pollution) relates to noise pollution and seeks to ensure that developments which generate significant levels of noise are not located within close proximity to noise sensitive receptors. 70 LDP2 Policy 57 (Air Quality) states any proposed development that could have a detrimental effect on air quality, through exacerbation of existing air quality issues or introduction of new sources of pollution (including dust and/or odour), must provide appropriate mitigation measures. The LDP expects that some type of mitigation of air quality impacts will be required for all but the smallest developments. Best practice design measures should therefore be considered early in the design and placemaking process. Noise 71 A Noise Impact Assessment (NIA) has been submitted by the applicant in support of the application . 72 The NIA assessed the main operational noise sources generated by the proposed replacement poultry unit and the impact on noise sensitive receptors A to D as
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shown in Figure 1 within the report. The noise sources are 8 x inlet fans on the ridge of the shed, 12 x roof extract fans, 4 x gable end extract fans, 12 x emergency gable end extract fans (6 fans on eastern gable end and 6 on the western gable end), these will only be used during periods of very high temperatures or failure of the other extract fans. Transport noise includes commercial vehicles on the access road and stock deliveries. Stock collections/deliveries will be via the concrete aprons to the east and west of the poultry unit. 73 The NIA was undertaken in line with BS4142:2014+A1:2019 criteria to assess the impacts of industrial and commercial noise on sensitive receptors and accessed against BS8233:2014 criteria for internal noise limits for habitable rooms for dwellinghouses. 74 Background Noise survey was undertaken Monday 15th and Tuesday 16th December 2025, monitoring positions 1-3 shown in Figure 1 of the report. During the survey, the existing poultry units were operational. The typical background noise levels during the day, evening and night periods are: Day (07:00 – 20:00hrs): LA90 40dB. Evening (20:00 – 23:00hrs) LA90 30dB; and Night (23:00 – 07:00hrs): LA90 26dB. 75 Correction factors have been applied to account for directivity, reflection (+3dB), distance, shielding (+10dB), ground absorption and atmospheric attenuation, as set out in Section 5.5 of the report. Rating level corrections in accordance with BS4142 of +6dB are detailed in section 5.6. 76 The full calculations of noise emissions from the ventilation fans and transport activities are provided in Tables B1 – B6 in Appendix B. The resultant BS4142 Rating and Assessment Levels at Receptors A - D are presented in Table 1. During the daytime and evening periods, the highest individual and aggregated assessment levels are associated with the extract fans. 77 A difference of 5dB indicates an extremely low noise impact. Transport activities result in -4dB, indicating a low noise impact, and the aggregated impact of extract fans and transport activities is -3dB, also indicating a low noise impact. During the night-time period, plant noise results ins -12dB, while the aggregated impact of extract fans and transport activities is +13dB. 78 As outlined above, four residential receptors (A-D) were assessed, with separation distances recorded to both the west and east aprons. These receptors are located at separation distances ranging from approximately 350-670 metres. During the night period (23:00 – 07:00hrs), it is considered relevant that context that occupiers of the nearest dwellings will be inside their houses; consequently, it will be noise ingress that will inform the noise impact. Based on a room with an open window providing a 13dB sound reduction from outside to inside, the highest aggregate (extract fan and transport activity) noise ingress would be LAeq,15min 21dB and LAmax, F 36dB. The maximum noise ingress level, which will be generated by
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transport activities, also does not exceed LAmax, F 45dB threshold (a level that should not be exceeded more than 10 times during the night) with regard to sleep disturbance. The report concludes that, during the night-time period, both fan and transport activities will result in a very low noise impact, and on this basis, the proposed development is acceptable on noise grounds, as will not result in an adverse noise impact at the closest dwellinghouse. 79 It is important to note that a number of objections have raised concerns regarding the methodology and calculations within the submitted noise impact assessment (NIA). Environmental Health have reviewed the assessment and are satisfied that the proposal would not detrimentally impact residential amenity, with predicted noise levels remaining well below nuisance thresholds. Odour 80 The applicant has submitted an odour impact assessment (OIA) in support of the application. 81 Odour emission rates have been assessed and quantified based upon an emissions model that considers the internal odour concentrations and ventilation rates and estimated emissions from the free-range area. 82 The SEPA benchmark for moderately offensive odours,98th percentile hourly mean of 3.0 ouE/m3 over a one-year period, has been used to assess the impact of odour emissions from the poultry unit at the sensitive receptors, as poultry facilities fall within the moderately offensive category for the character, or hedonic tone of an odour. 83 The Atmospheric Dispersion Modelling System (ADMS) ‘ADMS6’ has been used to predict the odour impacts of the proposed poultry unit. The meteorological data used in this study is obtained from assimilation and short-term forecast fields of the Numerical Weather Prediction system known as the Global Forecast System. ADMS was effectively run four times; once for each of the four-year meteorological record. Statistics for the annual 98th percentile hourly mean odour concentration at each receptor were compiled for each of the runs and the results are in Table 2 of the report. The predicted maximum annual 98th percentile hourly mean odour concentration was the following at the identified sensitive receptors: Receptor R1-Gloagburn Farmhouse = 1.17OUE/m3. Receptor R3- Roadside Cottage=0.98 OUE/m3. Receptor R7 to R14 Tibbermore ranged from 0.74 to 0.28 OUE/m3; and Receptor R16 to R20 – Powbridge ranged from 0.51 to 0.28 OUE/m3 . 84 The report concluded that emission rates have been assessed and quantified considering the internal odour concentrations and ventilation rates and estimated emissions from the free-range area. The modelling undertaken predicted that at all nearby residential properties assessed, odour exposure would be well below the SEPA benchmark for moderately offensive odours.
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Air Quality 85 The LAQM (TG22) sets out screening criteria to determine the requirement for a detailed air quality assessment if a poultry unit is mechanically ventilated and houses more than 400,000 birds/200,000 birds (if naturally ventilated) and exposure is within 100m from the unit. 86 The closest residential receptor out with the applicant’s ownership boundary is approximately 330m to the south, the unit is mechanically ventilated and is to house 32,000 birds. As such, a detailed assessment is not required as no significant risk of exceeding the 24-hour mean PM10 objective because of PM10 emissions from the poultry unit. 87 Environmental Health were consulted and did not object to the development on grounds of noise, odour, or air quality. Objections have been recommended relating to plant noise (Condition 5), external lighting (Condition 6), servicing and deliveries (Condition 7), audible reversing alarms (Condition 8), the submission of an operational management plan (Condition 9), noise and odour complaint procedures (Condition 10-11). Roads and Access 88 Access to the site is proposed via the established farm access from the south, with an extension to the existing access track to serve the development. This farm access is taken from the existing junction on the C410. The vehicular access arrangements for the existing agricultural operations already accommodate HGV and other commercial non-HGV traffic. 89 The applicant has confirmed that there are approximately: 8,000 hens per lorry, 32,000 hens per flock, thus 4 lorries per flock delivery every 60 weeks. 90 During the normal operation of the site, there will be 5 vehicles accessing the site per week (10 movements), relating to feed deliveries, egg collections and muck removal. Of these movements, 3 are existing, servicing the existing units. Peak traffic movements are generated at the beginning and end of each flock cycle when the hens are delivered (4 lorries / 8 movements), and then again at the end of the flock cycle, 60 weeks later for spent hen removal amounting to 4 lorries / 8 movements. In addition to the commercial traffic generation, the site will generate car traffic associated with employees and visitors. The site will have one full time workers resulting in 1 car / 2 movements per day. Visitors to the unit will include vets and farm assurance inspectors, and these visits are likely to be every 3 months, generating limited additional private cars. 91 The estimated increase in traffic volumes is not deemed a significant increase. The development makes provision for staff parking and the parking and turning of HGVs. 92 A condition relating to submission of a construction traffic management plan (CTMP) has been applied (Condition 2).
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Drainage and Flooding 93 According to SEPA flood maps, there is a likelihood of localised present-day and future surface water and small watercourse flooding on sections of the access track leading to the proposed facility and within the proposed free-range area. In addition, there are a number of field drains in close proximity to the site. 94 A flood risk and surface water management plan was submitted in support of the application. The proposed impermeable area is approximately 5,960m2, which will increase the likelihood of surface water run-off, this is to be mitigated through SuDS provision with eight soakaways proposed. 95 Structures and Flooding were consulted for this application and did not object to the proposals. Conservation Considerations 96 NPF4 Policy 7 (Historic Assets and Places) states that development proposals affecting nationally important Historic Battlefields will only be supported where they protect and, where appropriate, enhance their cultural significance, key landscape characteristics, physical remains and special qualities. 97 LDP2 Policy 30 (Protection, Promotion and Interpretation of Historic Battlefield) states that the Council will seek to protect, conserve and, where appropriate, enhance the key landscape characteristics and special qualities of those battlefields listed on the Inventory of Historic Battlefields. 98 The proposed development is located within a historic battlefield site (Battle of Tippermuir). 99 Historic Environment Scotland (HES) and Perth and Kinross Heritage Trust (PKHT) were consulted and did not object to the proposals. Natural Heritage and Biodiversity 100 NPF4 Policy 4 (Natural Places) states 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. 101 NPF4 Policy 3 (Biodiversity) states proposals for local development will include appropriate measures to conserve, restore and enhance biodiversity, in accordance with national and local guidance. Measures should be proportionate to the nature and scale of development. Ecology 102 No ecological survey information has been provided to inform the impact of the proposed development on protected species and habitats. The photographs included in the submitted Design, Access and Planning Statement show the existing
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buildings that are to be demolished and replaced. They do not appear to have any bat roost potential, and no survey is therefore required. The development site is managed farmland, and the new building will occupy the same footprint, therefore an ecological survey is not required. Biodiversity Enhancement 103 The submitted design statement states that additional native tree and hedgerow planting is proposed to strengthen boundaries and further reduce visual impact. However, this is not shown on the submitted landscaping plan. 104 The design statement also asserts that 16 hectare range area will be seeded with a grass and wildflower mix to enhance biodiversity and soil health, providing measurable environmental benefits. However, this seems to be intended to conform with RSPCA and Freedom Food standards more than to provide biodiversity enhancement. 105 In the view of the council’s biodiversity officer this is not proportionate to the nature and scale of development, and more biodiversity enhancement is required and is conditioned below (Condition 3). Biodiversity advised that planting trees and hedges to connect new and existing habitat would be welcomed as a positive contribution towards biodiversity and nature networks. 106 Conditions have been recommended relating to the submission of a revised detailed landscaping and planting scheme prior to the commencement of development (Condition 3), and tree & hedgerow retention (Condition 4). Developer Contributions Transport Infrastructure 107 With reference to the above planning application the Council Transport Infrastructure Developer Contributions Supplementary Guidance requires a financial contribution towards the cost of delivering the transport infrastructure improvements which are required for the release of all development sites in and around Perth. 108 The site is located in the ‘reduced’ transport infrastructure contributions zone (appendix 3 of the supplementary guidance). 109 The supplementary guidance sets out that ‘…proposed buildings for agricultural use … will generally not be required to make a contribution…’ (paragraph 6.9) 110 The description of development notes that the proposal is for an agricultural building, which is needed to operate the farm business, and therefore a transport infrastructure developer contribution is not required.
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Economic Impact 111 As mentioned above, the economic impact from the proposal includes expanding production capacity in response to market demand, creating and supporting rural employment, and strengthening local food networks through Gloagburn Farm Shop. Variation of Application Under Section 32A 112 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. Planning Obligations and Legal Agreements 113 None required. Direction By Scottish Ministers 114 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 115 To conclude, the application must be determined in accordance with the Development Plan unless material considerations indicate otherwise. In this respect, the proposal is considered to comply with NPF4, and the adopted Local Development Plan 2 (2019). Account has been taken account of the relevant material considerations, and none has been found that would justify overriding the Development Plan. Accordingly, the proposal is recommended for approval subject to the following conditions. Recommendation Approve the application subject to the following conditions: Conditions and Reasons for Recommendation 1. 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. Prior to the commencement of the development hereby approved, the applicant shall submit for the further written agreement of the Council as Planning Authority, in consultation with the Roads Authority (Structures), a Construction Traffic Management Plan (CTMP) which shall include the following:
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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) arrangements for liaison with the Roads Authority regarding winter maintenance; d) emergency arrangements detailing communication and contingency arrangements in the event of vehicle breakdown; e) 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; f) arrangements for cleaning of roads affected by material deposited from construction sites associated with the development; g) 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; h) details of information signs to inform other road users of construction traffic; i) arrangements to ensure that access for emergency service vehicles are not impeded; j) co-ordination with other significant developments known to use roads affected by construction traffic; k) monitoring, reporting and implementation arrangements; l) arrangements for dealing with non-compliance; and m) 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 3. Prior to the commencement of the development hereby approved, a revised detailed landscaping and planting scheme for the site shall be submitted for the further written agreement of the Council as Planning Authority. The scheme shall include details of the species, height, size, location, density and maintenance regime of trees and shrubs to be planted. The scheme shall include native tree and hedgerow planting to strengthen boundaries and reduce visual impact. The scheme as subsequently approved shall be carried out and completed within the first available planting season (October to March) after the completion or bringing into use of the development, whichever is the earlier. The approved scheme shall thereafter be maintained, with any planting which fails to become established within five years being replaced in the following planting season with others of a size and species as previously approved. Reason- In the interests of protecting environmental quality and of biodiversity. 4. All trees and hedgerows on site shall be retained. Reason- In the interests of protecting environmental quality and of biodiversity.
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5. All plant or equipment shall be so enclosed, attenuated and/or maintained such that any noise therefrom shall not exceed Noise Rating 35 between 0700 and 2300 hours daily, or Noise Rating 25 between 2300 and 0700 hours daily, within any neighbouring residential property, with all windows slightly open, when measured and/ or calculated and plotted on a rating curve chart. Reason - To safeguard neighbouring residential amenity in the area. 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 - To safeguard neighbouring residential amenity in the area. 7. Servicing of and deliveries to the premises, except for livestock removal, shall be carried out between 0800 and 1800 Monday to Sunday only. Reason - To safeguard neighbouring residential amenity in the area. 8. Audible vehicle reversing alarms shall be operated on the method that they only emit the warning, if necessary, e.g., on an infrared signal which detects persons to the rear of the vehicle. Reason - To safeguard neighbouring residential amenity in the area. 9. Prior to the development being brought into use an Operational Management Plan shall be submitted for the written approval of the planning authority. The plan shall include all sources of noise, dust and odour associated with the premise, including vehicle and forklift noise and the measures that will be put in place to minimise and/or control noise, dust, and odour. The plan shall be reviewed on a regular basis or, following receipt of a justified complaint or at the request of the planning authority. Once the Operational Management Plan has been approved, it shall be fully implemented for the lifetime of the development. Reason - To safeguard neighbouring residential amenity in the area. 10. Should any aspect of the development result in verified noise complaint determined by the Council as Planning Authority in consultation with Environmental Health, within 14 days of written request by the Council as Planning Authority, the applicant shall arrange for a Noise Impact Assessment by a suitably qualified noise consultant with the scope and timescale submitted to and agreed in writing with the Council as Planning Authority in consultation with Environmental Health. Thereafter any agreed mitigation measures shall be implemented to ameliorate the nuisance. Reason - To safeguard neighbouring residential amenity in the area. 11. Should any aspect of the development result in verified odour complaint determined by the Council as Planning Authority in consultation with Environmental Health,
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within 14 days of written request by the Council as Planning Authority, the applicant shall arrange for an Odour Impact Assessment (OIA) to be carried out by a qualified consultant. The OIA findings shall be submitted for the written approval of the Council as Planning Authority, in consultation with Environmental Health and must draw conclusions and make recommendations, as necessary. Thereafter any necessary measures to ameliorate the odour nuisance should be put in place, and a new or revised Operational Management Plan must be submitted to the council within a specified agreed timescale. Reason - To safeguard neighbouring residential amenity in 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 Not applicable. Informatives 1. Under section 27A of the Town and Country Planning (Scotland) Act 1997 (as amended) the person undertaking the development is required to give the planning authority prior written notification of the date on which it is intended to commence the development. A failure to comply with this statutory requirement would constitute a breach of planning control under section 123(1) of that Act, which may result in enforcement action being taken. Please use the form attached herewith. 2. As soon as practicable after the development is complete, the person who completes the development is obliged by section 27B of the Town and Country Planning (Scotland) Act 1997 (as amended) to give the planning authority written notice of that position. Please use the form attached herewith. 3. Existing buildings or structures may contain nesting birds between 1 March and 31 August inclusive. The applicant is reminded that, under the Wildlife and Countryside Act 1981, as amended (section 1), it is an offence to remove, damage or destroy the nest of any wild bird while that nest is in use or being built. Planning permission for a development does not provide a defence against prosecution under this Act. 4. The presence of protected species, and the extent to which they could be affected by the proposed development, should be established before works commence. Should protected species be identified within the site the developer should ensure that all appropriate measures required to comply with the relevant legislation are carried out.
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5. 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. 6. This development will require the 'Display of notice while development is carried out', under Section 27C(1) of the Town and Country Planning Act 1997, as amended, and Regulation 41 of the Development Management Procedure (Scotland) Regulations 2013, as amended. The form of the notice is set out in Schedule 7 of the Regulations and a draft notice is included for your guidance. In accordance with Regulation 41 the notice must be: - 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. Background Papers Letters of representation 6 objections, including 1 additional comment Authors Name Designation Contact Details Adam Cairns Planning Officer (Locals Team) 01738 475300 developmentmanagement@pkc.gov.uk Approved Name Designation Date Paul Williamson Team Leader (Local Developments) 29 April 2026