Agenda Document Pack - Planning and Placemaking Committee - 13/05/2026
Perth and Kinross Council · 13 May 2026
Back to Planning and Placemaking Committee — 13 May 2026 and its agenda
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Ambition | Compassion | Integrity Our vision is for a Perth and Kinross where everyone can live life well, free from poverty and inequality Council Building 2 High Street Perth PH1 5PH 05/05/2026 A hybrid meeting of the Planning and Placemaking Committee will be held in the Council Chamber on Wednesday, 13 May 2026 at 09:30. If you have any queries please contact Democratic Services on (01738) 475000 or email Committee@pkc.gov.uk. THOMAS GLEN Chief Executive Those attending the meeting are requested to ensure that all notifications are silent on their device and other devices are in silent mode. Please note that the meeting will be broadcast online and recorded. The recording will be publicly available on the Council’s website following the meeting. Members: Councillor Ian Massie (Convener) Councillor Grant Stewart (Vice-Convener) Councillor Keith Allan Councillor Bob Brawn Councillor Dave Cuthbert Councillor Ken Harvey Councillor David Illingworth Councillor Ian James Bailie Claire McLaren Councillor Richard Watters Bailie Mike Williamson Page 1 of 158
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Planning and Placemaking Committee Wednesday, 13 May 2026 Agenda Members are reminded of their obligation to declare any financial or non- financial interest which they may have in any item on this agenda in accordance with the councillors’ code of conduct. 1 WELCOME AND APOLOGIES/SUBSTITUTES 2 DECLARATIONS OF INTEREST 3 MINUTE OF MEETING OF THE PLANNING AND PLACEMAKING COMMITTEE OF 15 APRIL 2026 FOR APPROVAL (copy herewith) 5 - 28 4 DEPUTATIONS 5 APPLICATIONS FOR DETERMINATION 5(1) MAJOR APPLICATIONS 5(1)(i) 24/01188/FLM - FORMATION OF A 49.9 MW SOLAR FARM AND BATTERY ENERGY STORAGE SYSTEM COMPRISING OF GROUND MOUNTED SOLAR ARRAYS, INVERTERS, TRANSFORMERS, A SUBSTATION, A DNO SUBSTATION, SECURITY FENCING, CCTV CAMERAS, CABLING, ACCESS TRACKS AND ASSOCIATED WORKS, KINNON PARK FARM, METHVEN, PERTH, PH1 3NE Report of Handling by Development Management and Building Standards Service Manager (copy herewith 26/124) 29 - 56 5(1)(ii) 25/00168/FLM - FORMATION OF A 49.9 MW BATTERY ENERGY STORAGE FACILITY COMPRISING BATTERY STORAGE UNITS, ANCILLARY BUILDINGS AND EQUIPMENT ACCESS ROAD AND ASSOCIATED WORKS, LAND 300 METRES WEST OF TIR ARTAIR, KILLIN, FK21 8TX Report of Handling by Development Management and Building Standards Service Manager (copy herewith 26/125) 57 - 84 Page 3 of 158
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5(2) LOCAL APPLICATIONS 5(2)(i) 25/01174/FLL - PART CHANGE OF USE OF AN ARTIFICIAL INSEMINATION CENTRE TO FORM A DISTILLERY, GLENCARSE STUD FARM, COTTOWN, GLENCARSE, PERTH, PH2 7NL Report of Handling by Development Management and Building Standards Service Manager (copy herewith 26/126) 85 - 104 5(2)(ii) 25/01834/FLL - ERECTION OF STAFF ACCOMMODATION UNIT, AMENITY BUILDING, CAFÉ, FORMATION OF OUTDOOR SEATING AREA, CAR PARK AND ASSOCIATED WORKS, MOOR OF RANNOCH HOTEL, RANNOCH, PITLOCHRY, PH17 2QA Report of Handling by Development Management and Building Standards Service Manager (copy herewith 26/127) 105 - 134 5(2)(iii) 25/01855/FLL - ERECTION OF FREE-RANGE EGG PRODUCTION BUILDING AND ASSOCIATED WORKS, GLOAGBURN FARM, TIBBERMORE, PERTH, PH1 1QL Report of Handling by Development Management and Building Standards Service Manager (copy herewith 26/128) 135 - 158 Page 4 of 158
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Planning and Placemaking Committee Minute of hybrid meeting of the Planning and Placemaking Committee held in the Council Chambers, 2 High Street, Perth, on Wednesday 15 April 2026 at 9.30am. Present: Councillors I Massie, G Stewart, K Allan, B Brawn, Bailie R Brock (substituting for Councillor D Cuthbert), K Harvey, D Illingworth, I James, I MacPherson (substituting for Councillor R Watters) Bailie C McLaren and M Frampton (substituting for Bailie M Williamson). In Attendance: L McLean, C Morilly, S Panton, L Reid, K Smith, N Sworowski; and P Williamson (all Economy, Development and Planning); A Brown, C Elliott, S Dockerill and E Ferguson (all Legal and Governance). Apologies: Councillors D Cuthbert, R Watters and Bailie M Williamson. Councillor I Massie, Convener, Presiding. 1. Welcome and Apologies The Convener welcomed everyone present to the meeting and noted apologies as above. 2. Declarations of Interest There were no Declarations of Interest made in terms of the Councillors Code of Conduct. 3. Minutes The minute of meeting of the Planning and Placemaking Committee of 11 March 2026 was submitted and approved as a correct record. 4. Deputations In terms of Standing Order 13, the Committee agreed to hear deputations in relation to the following planning applications: Planning Application No. Item No. 25/01826/FLM 5(1)(ii) 25/01273/FLL 5(2)(i) 25/01587/FLL 5(2)(ii) 25/01671/FLL 5(2)(iii) 3 Page 5 of 158
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5. Applications For Determination (1) Major Applications (i) 25/01582/42M - Section 42 to vary condition 2 (period within which development should commence) of permission 22/01071/FLM - Battery Energy Storage System (BESS), land 170 metres south of Newhouse Farm, Perth (Report No. 26/90) Sean Panton, Team Leader, requested minor amendments to conditions, mainly to update document and condition references. Resolved: Grant, subject to the following terms, conditions and informatives: Conditions General 1. This planning permission will last only for three years from the date of this decision notice unless the development has been lawfully started within that period. Reason - This is a Planning Permission in terms of Section 58 of the Town and Country Planning (Scotland) Act 1997. Biodiversity and Landscape 2. The conclusions and recommended action points within the supporting biodiversity survey submitted and hereby approved (document(s) 21 relates) shall be fully adhered to, respected and undertaken as part of the construction phase of development. Reason - In the interests enhancing biodiversity and to ensure the satisfactory implementation of mitigation measures to protect habitat onsite. 3. An updated ecology survey will be required prior to the commencement of works, if works have not commenced within 24 months of the date of the ecology survey approved as part of this permission. The updated survey shall be submitted to the Council as Planning Authority for written agreement, in consultation with PKC Biodiversity Officer, and works shall not commence until after such written agreement has been issued by the Council. Reason - In the interests enhancing biodiversity and to ensure the satisfactory implementation of mitigation measures to protect habitat onsite. 4. Prior to the commencement of the development hereby approved, a detailed landscaping and planting scheme for the site shall be submitted to and approved in writing by the Planning Authority. The scheme shall include details of the height and slopes of any mounding or recontouring of the site, full details of all hard landscaping proposals including materials and installation methods and, species, height, size and density of trees and shrubs to be planted. The scheme as subsequently approved shall be carried out and Page 6 of 158
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completed within the first available planting season (October to March) after the completion or bringing into use of the development, whichever is the earlier, and the date of Practical Completion of the landscaping scheme shall be supplied in writing to the Council as Planning Authority within 7 days of that date. The scheme as agreed and implemented shall thereafter be sufficiently maintained Reason - In the interests of visual amenity and to ensure the satisfactory implementation of the proposed planting scheme. 5. Prior to the completion or occupation of the development hereby approved, whichever is the earlier, 10 bird nesting boxes and 10 bat roosting boxes shall be provided within the site as part of the approved landscape scheme, (Condition 4). The size, type and locations of the nesting and roosting boxes shall be submitted to the Council as Planning Authority for approval prior their placement onsite. Thereafter, the agreed boxes shall be maintained in a reasonable condition in perpetuity for the life of the development Reason - In the interests enhancing biodiversity and to ensure the satisfactory implementation of mitigation measures to protect habitat onsite. 6. The conclusions and recommended action points within the supporting Preliminary Ecological Survey dated 26 November 2020, (Document 17) and Supporting Statement dated 29 November 2022, prepared by Overland Environmental Ltd, (Document 20), submitted and hereby approved 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. A written statement confirming and or setting out the physical means of compliance with these mitigation points shall be submitted to the Council as Planning Authority prior to works commencing onsite. Reason - In the interests enhancing biodiversity and to ensure the satisfactory implementation of mitigation measures to protect habitat onsite. Noise 7. All plant or equipment shall be so enclosed, attenuated and/or maintained such that any noise therefrom shall not exceed Noise Rating 35 between 0700 and 2300 hours daily, or Noise Rating 25 between 2300 and 0700 hours daily, within any neighbouring residential property, with all windows slightly open, when measured and/ or calculated and plotted on a rating curve chart. Reason - In the interests of residential amenity; to ensure a satisfactory standard of local environmental quality. 8. In the event of a justified noise complaint being received by the Council the operator shall, at its own expense, employ a consultant approved by the Planning Authority to carry out a Page 7 of 158
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noise assessment to verify compliance with condition 7. The assessment will be carried out to an appropriate methodology agreed in writing with the Planning Authority. If the noise assessment shows that the noise levels do not comply with condition 7 a scheme of noise mitigation shall be included with the noise assessment, specifying timescales for the implementation of the scheme and shall be submitted to the Planning Authority within 28 days of the assessment. The mitigation scheme shall thereafter be implemented in accordance with the approved scheme and timescales. Reason - In the interests of residential amenity; to ensure a satisfactory standard of local environmental quality. 9. The hours of construction activity shall be restricted to between 0700 hours and 1900 hours Monday to Saturday only, with no construction activity permitted on Sundays. Reason - In the interests of residential amenity; to ensure a satisfactory standard of local environmental quality. Lighting 10. All external lighting shall be sufficiently screened and aligned so as to ensure that there is no direct illumination of residential property and that light spillage beyond the boundaries of the site is minimised. In association, the operation of the lighting shall be controlled so as to only be triggered by motion within the security fenced boundaries of the site. Reason - In the interests of residential amenity; to ensure a satisfactory standard of local environmental quality. Roads and Transportation 11. Prior to the commencement of works associated to the hereby approved development, a Construction Traffic Management Scheme (TMS) shall be submitted for the written approval of the Planning Authority, such TMS shall include details of the following: (a) restriction of construction traffic to approved routes and the measures to be put in place to avoid other routes being used; (b) timing of construction traffic to minimise impact on local communities particularly at school start and finishing times, on days when refuse collection is undertaken, on Sundays and during local events; (c) a code of conduct for HGV drivers to allow for queuing traffic to pass; (d) arrangements for liaison with the Roads Authority regarding winter maintenance; (e) emergency arrangements detailing communication and contingency arrangements in the event of vehicle breakdown; (f) arrangements for the cleaning of wheels and chassis of vehicles to prevent material from construction sites associated with the development being deposited on the road; (g) arrangements for cleaning of roads affected by material deposited from construction sites associated with the development; (h) arrangements for signage at site accesses and crossovers and on roads to be used by Page 8 of 158
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construction traffic in order to provide safe access for pedestrians, cyclists and equestrians; (i) details of information signs to inform other road users of construction traffic; (j) arrangements to ensure that access for emergency service vehicles are not impeded; (k) co-ordination with other significant developments known to use roads affected by construction traffic; (l) traffic arrangements in the immediate vicinity of temporary construction compounds; (m) the provision and installation of traffic counters at the applicant's expense at locations to be agreed prior to the commencement of construction; (n) monitoring, reporting and implementation arrangements; (o) arrangements for dealing with non-compliance; and (p) details of HGV movements to and from the site. The TMS as approved shall be strictly adhered to during the entire site construction programme all to the satisfaction of the Council as Planning Authority. Reason - In the interests of road safety. 12. The proposed route for any abnormal loads on the trunk road network must be approved in writing prior to any such movements being undertaken. Where any abnormal loads are required to be undertaken in implementing the development hereby approved, a written program of those movements shall be submitted to the Council as Planning Authority for approval in consultation with Transport Scotland. Thereafter, any such movements shall be undertaken in accordance with the agreed program of movements, including any mitigation measures required. Any accommodation measures required including the removal of street furniture, junction widening, traffic management must similarly be approved and should be included with any written program of works. Reason - To ensure that the transportation of abnormal loads will not have any detrimental effect on the trunk road network. 13. Any additional signing or temporary traffic control measures deemed necessary due to the size or length of loads being delivered to the development hereby approved must be undertaken by a recognised Quality Assured traffic management consultant, to be approved in writing by the Council as Planning Authority for approval in consultation with Transport Scotland. The approval of any such management consultant shall be agreed prior to the placement or implementation of any signage and or traffic control measures. Reason - To ensure that the transportation of abnormal loads will not have any detrimental effect on the trunk road network. External Finishes 14. Prior to the commencement of the development hereby approved, details of the specification and colour of the Page 9 of 158
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proposed external finishing materials to be used shall be submitted to and agreed in writing by the Council as Planning Authority. The scheme as agreed shall be implemented prior to the completion or bringing into use of the development, whichever is the earlier. Reason - In the interests of visual amenity Dust 15. Prior to the commencement of construction for the development a Dust Management Plan shall be submitted for the written approval of the Planning Authority, in consultation with Environmental Health. The plan shall outline all construction activities that has the potential to cause dust and shall state methods and procedures to minimise the dust. Thereafter, the agreed scheme shall be implemented in full for the duration of the construction period. Reason - In the interests of residential amenity and to ensure a satisfactory standard of local environmental quality. Archaeology 16. Development shall not commence until the developer has secured the implementation of an archaeological watching brief, to be carried out by an archaeological organisation acceptable to the Council as Planning Authority, during development work. The retained archaeological organisation shall be afforded access at all reasonable times and allowed to record and recover items of interest and finds. The name of archaeological organisation retained by the developer shall be given to the Planning Authority and Perth and Kinross Heritage Trust in writing not less than fourteen days before the commencement date provided in the Notice of Initiation of Development. Reason - To ensure a programme of archaeological works is carried out to safeguard and record any archaeological remains within the development area. Paths 17. The right of way, located within the site access road and shown on approved drawing 22/01071/05 must not be obstructed during building works or on completion of the development. Any damage done to the route and/or the associated signage during building works must be made good before the development is completed or brought into use, whichever is the earlier. Reason - To ensure that public access is maintained at all reasonable times, to the local path network. Facility Lifespan 18. In the event the hereby approved development fails to store electricity on a commercial basis for a continuous period of 12 months, or 50 years from the date of commencement of development, whichever is sooner, then it shall be deemed to have permanently ceased to be required. In such an event the development shall be decommissioned, and the Page 10 of 158
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relevant parts of the site reinstated within such timescale as agreed in writing by the Council as Planning Authority. Reason - To ensure the facility is removed from the site at the end of its operational life, and to protect the character of the countryside, the visual amenity of the area and nature conservation interests. Drainage 19. Prior to the installation of any drainage works within the development hereby approved, the final technical drainage designs shall be submitted to, and approved in writing by, the Planning Authority in consultation with the Council's Structures and Flooding team. The drainage details as approved shall be carried out in accordance with the agreed scheme and operational prior to bringing into the use of the approved phase of development. Reason - In order to safeguard any offsite drainage impacts of the development and in the interests of public safety. 20. The discharge volume and rate from the proposed onsite drainage system shall not exceed existing greenfield levels. Compliance with this condition shall be demonstrated through the provision of a drainage report in compliance with Condition 19. Reason - In order to safeguard any offsite drainage impacts of the development and in the interests of public safety. Soils 21. All soils excavated in the course of the development hereby approved shall be retained onsite and repurposed unless otherwise approved in writing by the Council as Planning Authority. Prior to the development hereby approved commencing, a Soil Management Statement shall be submitted to the Council as Planning Authority for approval in writing. This Statement shall set out the extent of any excavation works to be undertaken and how soils shall be reused and or managed onsite. All excavation and repurposing of soil shall then proceed in accordance with the agreed Statement. Reason - In the interests of appropriately managing prime quality soils and minimising the long-term impacts of developing the site in accordance with Policy 51 of the LDP2. Justification The proposal is in accordance with the Development Plan and there are no material reasons which justify departing from the Development Plan. 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 Page 11 of 158
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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. 2. This planning permission is granted subject to conditions, some of which require further information to be submitted to Development Management either before works can start on site or at a certain time. The required information must be submitted via the ePlanning portal if your original application was lodged that way, otherwise send it to us at developmentmanagement@pkc.gov.uk. Please be aware that a fee is payable in respect of each request made, though there is no limit to the number of conditions that can be discharged in a single request. The Fees Charter is available on our website www.pkc.gov.uk. The Council has two months to consider the information. You should therefore submit the required information more than two months before your permission expires. We cannot guarantee that submissions made within two months of the expiry date of your permission will be able to be dealt with before your permission lapses. 3. The developer is advised to contact Sophie Nicol, Historic Environment Manager (tel: 01738 477027) Perth and Kinross Heritage Trust, to discuss terms of reference for work required. 4. 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 Environment Protection Agency. 5. 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. 6. 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. 7. The granting of planning permission does not stop the continued right of public access along the existing core path METH 34/15 Ruthvenpark Path. An order under the Town and Country Planning (Scotland) Act 1997, Section 208 or an amendment of the Core Path Plan under the Land Page 12 of 158
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Reform (Scotland) Act 2003 should be sought in advance of any works authorised by this planning permission being commenced. All relevant approvals should be in place prior to any stopping up and diversion of the core path taking place. 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. No work shall be commenced until an application for building warrant has been submitted and approved. 10. This development will require the 'Display of notice while development is carried out', under Section 27C(1) of the Town and Country Planning Act 1997, as amended, and Regulation 41 of the Development Management Procedure (Scotland) Regulations 2013. The form of the notice is set out in Schedule 7 of the Regulations and a draft notice is included for your guidance. In accordance with Regulation 41 the notice must be: Displayed in a prominent place at or in the vicinity of the site of the development Readily visible to the public Printed on durable material. 11. 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. (ii) 25/01826/FLM - Formation of 2 all-weather sports pitches, erection of spectator stand and fencing, installation of floodlighting and associated works, Jeanfield Swifts Stadium, Bute Drive, Perth, PH1 3BG (Report No. 26/91) Bailie C Ahern, Local Member, objecting, Ms P MacIntosh, on behalf of North Muirton Community Council, Objectors and Mr D Swan, on behalf of Your North Muirton, Objectors followed by Mr R Gunnion, on behalf of Jeanfield Swifts Community Football Club, addressed the Committee and answered members questions. Resolved: Grant, subject to the following terms, conditions (including amended wording of Condition 11) and informatives: Conditions General 1. This planning permission will last only for three years from the date of this decision notice, unless the development has been lawfully started within that period. Page 13 of 158
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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. Residential Amenity 2. The hours of operation shall be restricted to 0800 hours to 2200 hours daily. Reason - To safeguard the neighbouring residential amenity in the area. 3. 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 by complying with the ILP ‘Guidance notes for the Reduction of Obtrusive Light’ Environmental Zone 3 Levels. Reason - To safeguard the neighbouring residential amenity in the area. 4. Prior to the commencement of the development, a noise management plan shall be submitted for the written approval of the planning authority. The plan shall include all sources of noise associated with the use of the synthetic pitches, including user noise and activity noise and the measures that will be put in place to minimise and/or control noise. 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 noise management plan has been approved, it shall be fully implemented for the lifetime of the development. Reason - To safeguard the neighbouring residential amenity in the area. 5. No music shall be played through the PA/tannoy system, and the system shall be limited to safety announcements only. Reason - To safeguard the neighbouring residential amenity in the area. 6. An acoustic fence as detailed in Sections 4.35 – 4.37 of the noise impact assessment (NIA) (document no. 23 relates) and shown on drawing no. 33 shall be installed prior to the development being brought into use. Reason - To safeguard the neighbouring residential amenity in the area. 7. Noise mitigation measures as detailed in Section 4.38 of the noise impact assessment (NIA) (document no. 23 relates) shall be installed prior to the development being brought into use. Reason - To safeguard the neighbouring residential amenity in the area. Transport 8. Prior to the commencement of the development hereby approved, the applicant shall submit for the further written Page 14 of 158
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agreement of the Council as Planning Authority, in consultation with the Roads Authority (Structures), a construction traffic management scheme (TMS) which shall include the following: (a) restriction of construction traffic to approved routes and the measures to be put in place to avoid other routes being used; (b) timing of construction traffic to minimise impact on local communities particularly at school start and finishing times, on days when refuse collection is undertaken, on Sundays and during local events; (c) arrangements to ensure that access for emergency service vehicles are not impeded; and (d) details of HGV movements to and from the site. The TMS as approved shall be strictly adhered to during the entire site construction programme. Reason - In the interest of proper site management. 9. The core path which forms part of the track must not be obstructed during building works or on completion. Any damage done to the core path and associated signage during building works shall be made good. Any temporary restrictions to public access required to facilitate works on site must be agreed in writing first with the Access Officer. Reason - In the interests of public access along the core path. 10. The existing car park must be fully surfaced and lined to provide the 63 spaces, together with the coach turning area containing 5 parking spaces and the 11-space overflow parking area. All of these areas must be completed and available for use prior to either of the all-weather sport pitches being brought into use. Reason - In the interests of traffic management. 11. Prior to the completion or bringing into use of the development, whichever is the earlier, a match day traffic management plan must be submitted to the Council as Planning Authority, in consultation with the Roads Authority, for written approval. The match day traffic management plan shall ensure that all users and visitors of the facility are aware of parking arrangements, this will cover details of: How access to the allotments on the riverside access track will be maintained. If large crowds are expected (over 100 spectators across the site at any given time), access to the parking at surrounding schools is provided and all users and visitors are made aware that this is available. What measures will be in place on match days to ensure compliance with the match day traffic management plan. For the avoidance of doubt, Page 15 of 158
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relevant stewardship should be included as part of the management plan. Thereafter, the agreed plan shall be implemented in full accordance on each match day. Reason - In the interests of road safety and proper traffic management. Natural Heritage and Biodiversity 12. Prior to the commencement of any works on site, all trees on site (other than those marked for felling on the approved plans) and those which have Root Protection Areas which fall within the site shall be retained and protected. Protection methods shall be strictly in accordance with BS 5837 2012: Trees in Relation to Design, Demolition and Construction. Protection measures, once in place, shall remain in place for the duration of construction. Reason - To ensure a satisfactory standard of development and environmental quality and to reserve the rights of the Planning Authority. 13. Prior to the commencement of the development hereby approved, a 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: (a) confirmation of tree and hedge planting as compensatory planting for tree loss (b) confirmation of tree and hedge planting as biodiversity enhancement (c) details of the species, height, size, location, density and maintenance regime of trees and shrubs to be planted. 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 visual amenity and to ensure the satisfactory implementation of a compensatory planting scheme. 14. The conclusions and recommended action points within the supporting ecological survey submitted and hereby approved (document no. 28 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. An updated ecology survey will be required prior to the commencement of works, if works have not commenced Page 16 of 158
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within 24 months of the date of the ecology survey approved as part of this permission. The updated survey shall be submitted to the Council as Planning Authority for written agreement and works shall not commence until after such written agreement has been issued by the Council. Reason - In the interests of protecting environmental quality and of biodiversity. 16. Prior to the completion or occupation of the building(s) hereby approved, whichever is the earlier, three swift and three sparrow nesting boxes shall be provided on the existing clubhouse, and six bat boxes shall be provided on suitable nearby trees. 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. Justification The proposal is in accordance with the Development Plan and there are no material reasons which justify departing from the Development Plan. 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. 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. Page 17 of 158
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4. This planning permission is granted subject to conditions, some of which require further information to be submitted to Development Management either before works can start on site or at a certain time. The required information must be submitted via the ePlanning portal if your original application was lodged that way, otherwise send it to us at developmentmanagement@pkc.gov.uk. Please be aware that a fee is payable in respect of each request made, though there is no limit to the number of conditions that can be discharged in a single request. The Fees Charter is available on our website www.pkc.gov.uk. The Council has two months to consider the information. You should therefore submit the required information more than two months before your permission expires. We cannot guarantee that submissions made within two months of the expiry date of your permission will be able to be dealt with before your permission lapses. 5. Trees and scrub are likely to contain nesting birds between 1st March and 31st August inclusive. Trees and scrub are present on the application site and are to be assumed to contain nesting birds between the above dates. The applicant is reminded that, under the Wildlife and Countryside Act 1981, as amended (Section 1), it is an offence to remove, damage or destroy the nest of any wild bird while that nest is in use or being built. Planning permission for a development does not provide a defence against prosecution under this Act. 6. 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. 7. Records indicate that at least part of the proposed development site lies within a radon affected area where the measurement/monitoring of radon gas and the installation of mitigation measures may be required. Further information on radon gas and the associated reports that can be obtained is available at www.ukradon.org and at http://shop.bgs.ac.uk/georeports/. (The Committee took a short recess and then reconvened.) Page 18 of 158
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(2) Local Application (i) 25/01273/FLL - Siting of residential caravan (for a temporary period) (in retrospect), land 250 metres north of The Farmhouse, Easter Muirhead Farm, Blairingone, Dollar, FK14 7ND (Report No. 26/92) Mrs V Humphreys, objector, followed by Miss A Anderson, applicant, addressed the Committee and answered members questions. Resolved: Grant, subject to the following terms, conditions and informatives: Conditions 1. The caravan is approved for a temporary period only until 31 March 2028. Upon expiry of this temporary period the caravan shall be removed from the site and the site returned to its original condition to the satisfaction of the Council as Planning Authority. Reason - In view of the temporary nature of the caravan and to enable the Planning Authority to review the circumstances pertaining to the proposal within a reasonable period of time. 2. The hours of operation of the generator shall be restricted to between 0800 hours and 1900 hours Monday to Saturday only, with no operations permitted on Sundays. 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 order to safeguard the residential amenity of the area. 4. All external lighting shall be sufficiently screened and aligned so as to ensure that there is no direct illumination of neighbouring land and that light spillage beyond the boundaries of the site is minimised to a degree that it does not adversely affect the amenity of the neighbouring land. Reason - In order to safeguard the residential amenity of the area. 5. The applicant shall ensure the private water supply for the 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. In so doing, the applicant shall submit detailed information regarding the private water supply to Perth and Page 19 of 158
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Kinross Council Environmental Health by 31 May 2026, including the nature, location and adequacy of the source, any storage tanks/ pipework and the filtration and disinfection treatment to ensure provision of an adequate and consistently wholesome water supply. Reason - To ensure the new development has an adequate and consistently wholesome supply of water and to maintain water quality and supply in the interests of residential amenity and ensure the private water supply of neighbours of the development remain accessible for future maintenance. 6. Full details of how drainage is managed on site including wastewater associated with the caravan shall be submitted by 31 May 2026 for the written approval of the Council as Planning Authority. Reason - To ensure the provision of effective drainage for the site. 7. Details of the location and measures proposed for the safeguarding and continued operation, or replacement, of any septic tanks and soakaways, private water sources, private water supply storage facilities and/or private water supply pipes serving properties in the vicinity, sited within and running through the application site, shall be submitted by 31 May 2026 for approval in writing by the Council as Planning Authority. The subsequently agreed protective or replacement measures shall be put in place and thereafter be so maintained insofar as it relates to the development hereby approved. Reason - To ensure existing water and drainage infrastructures are not compromised. Justification The proposal is in accordance with the Development Plan and there are no material reasons which justify departing from the Development Plan. Informatives 1. The proposed development lies within a coal mining area which may contain unrecorded coal mining related hazards. If any coal mining feature is encountered during development, this should be reported immediately to the Coal Authority on 0345 762 6848. Further information is also available on the Coal Authority website at: www.gov.uk/government/organisations/the-coal- authority. 2. Dam Wood to the north of the site is designated as ancient woodland (ID 33214). Native Woodlands are protected through NPF4 Policy 6. 3. The applicant should ensure that any existing wayleaves for maintenance or repair to existing private water supply or septic drainage infrastructure in the development area are Page 20 of 158
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honoured throughout and after completion of the development. 4. The applicant should take note of the information and advice contained within the consultation response from Scottish Gas Network. (ii) 25/01587/FLL - Erection of raised viewing platform, including a glazed dome, safety barrier, formation of steps and associated works, land 90 metres north west of Lochside Cottage, Kenmore, Aberfeldy, PH15 2HW (Report No. 26/93) Mr W Lindsay, objector on behalf of Kenmore Community Council, followed by Mr E Strickland, applicant, addressed the Committee and answered members questions. Resolved: Grant, subject to the following terms, conditions and informatives: Conditions 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. No development shall take place on site until a Construction Method Statement has been submitted to and approved in writing by the Council as Planning Authority. The Construction Method Statement shall outline the measures to protect watercourses and residential receptors from the impact of pollution, sediment and dust to ensure no adverse effects. The approved Construction Method Statement shall thereafter be implemented as part of the construction phase of the development. Reason - In the interests of protecting environmental quality and of biodiversity. 3. No development shall take place on site until a Construction Traffic Management Scheme (TMS) has been submitted to and approved in writing by the Council as Planning Authority, in consultation with the Roads Authority (Structures). The TMS shall include the following: a. restriction of construction traffic to approved routes and the measures to be put in place to avoid other routes being used; b. timing of construction traffic to minimise impact on local communities particularly at school start and finishing times, on days when refuse collection is undertaken, on Sundays and during local events; c. arrangements to ensure that access for emergency service vehicles are not impeded; Page 21 of 158
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d. details of information signs to inform other road users of construction traffic; e. traffic arrangements in the immediate vicinity of the site to ensure that deliveries to site are not undertaken from the public road network; and f. details of HGV movements to and from the site. The TMS as approved shall be strictly adhered to during the entire site construction programme. Reason - In the interest of proper site management. 4. Prior to the development being brought into use, a Noise Management Plan shall be submitted to and approved in writing by the Council as the Planning Authority. The plan shall include all sources of noise associated with the premises, including patron noise and the measures that will be put in place to minimise and/or control noise. The plan shall be reviewed on a regular basis or following receipt of a justified complaint or at the request of the Planning Authority. The Noise Management Plan as approved shall be fully implemented for the lifetime of the development. Reason - In order to safeguard the neighbouring residential amenity in the area. 5. Prior to the development being brought into use, details of two gates to be installed at the proposed diving board and external staircase to the water’s edge shall be submitted to and approved in writing by the Council as the Planning Authority. The details as approved shall be fully implemented prior to the development being brought into use, and maintained in good working order for the lifetime of the development. Reason - In the interests of public safety. 6. 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 order to safeguard the neighbouring residential amenity in the area. 7. No amplified music shall be permitted within the dome at any time. No music, amplified or otherwise, shall be permitted at any time in any associated external area. Reason - In order to safeguard the neighbouring residential amenity in the area. 8. 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 by complying with the ILP ‘Guidance notes for the Reduction of Obtrusive Light’ Environmental Zone 1 Levels. Page 22 of 158
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Reason - In order to safeguard the neighbouring residential amenity in the area. 9. Prior to the completion or occupation of the building(s) hereby approved, whichever is the earlier, two bird nesting boxes shall be provided on nearby buildings or trees within the applicant's control. Thereafter, the agreed scheme shall be maintained in a reasonable condition for the life of the development. Reason - In the interests of protecting environmental quality and of biodiversity. Justification The proposal is in accordance with the Development Plan and there are no material reasons which justify departing from the Development Plan. 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. An application for Building Warrant may be required. 4. 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 5. A variation of the existing alcohol licence for the wider resort development may be required to lawfully serve alcohol within the development which has been hereby granted planning permission. The developer should contact LiquorLicensing@pkc.gov.uk for further information. 6. This application was varied prior to determination, in accordance with the terms of section 32A of the Town and Country Planning (Scotland) Act 1997, as amended. The variations incorporate changes to provide additional clarity regarding the proposal. 7. This planning permission is granted subject to conditions, some of which require further information to be submitted to Development Management either before works can start on site or at a certain time. The required information must be Page 23 of 158
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submitted via the ePlanning portal if your original application was lodged that way, otherwise send it to us at developmentmanagement@pkc.gov.uk. Please be aware that a fee is payable in respect of each request made, though there is no limit to the number of conditions that can be discharged in a single request. The Fees Charter is available on our website www.pkc.gov.uk. The Council has two months to consider the information. You should therefore submit the required information more than two months before your permission expires. We cannot guarantee that submissions made within two months of the expiry date of your permission will be able to be dealt with before your permission lapses. (iii) 25/01671/FLL - Erection of dwellinghouse, alterations to assess track and associated works, land north of The Croft, Fearnan, Aberfeldy, PH15 2PF (Report No. 26/94) Ms J Robertson, on behalf of Glen Lyon and Loch Tay Community Council, objector (via telephone), followed by Mr R Johnston, agent on behalf of the applicant, addressed the Committee and answered members questions. Resolved: Grant, subject to the following terms, conditions and informatives: Conditions 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 commencement of any works on site, the relocated passing place shown on Drawing 03 shall be provided in accordance with the approved plans to the satisfaction of the Planning Authority. Reason - In the interests of pedestrian and traffic safety 3. Prior to the commencement of development a biodiversity enhancement scheme and a replacement tree plan using selected standard size tree stock, planted within prepared tree pits, staked, and securely tied. Tree species to be silver birch/rowan/hawthorn, details on the hedge and boundary fencing shall be submitted to and agreed in writing by the Council as Planning Authority. The agreed scheme shall be completed prior to the occupation or completion of the dwelling, whichever is sooner, and thereafter be maintained in a reasonable condition for the life of the development, to the satisfaction of the Council as Planning Authority. Page 24 of 158
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Reason - In the interests of protecting environmental quality and of biodiversity. 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 Permission shall not to be issued until the Section 75 Agreement has been signed and registered to take account of this application. The legal agreement should be concluded and completed within 4 months of the date of any Committee approval. Failure to conclude a legal agreement within 4 months will result in the planning application being re-assessed through failing to comply with the associated developer contributions policy and may be ultimately recommended for refusal under delegated powers 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. No work shall be commenced until an application for building warrant has been submitted and approved. 4. Application for a new postal address should be made via the Street Naming and Numbering page on the Perth & Kinross Council website at www.pkc.gov.uk/snn. Please note there is a charge for this service and submission cannot be made until the relevant Building Warrant has been approved. 5. The applicant is advised that Perth and Kinross Council have a charging scheme for recycling and waste bins for new build properties and newly created dwellings. Further information can be found at: https://www.pkc.gov.uk/binrequests. 6. The Air Source Heat Pump shall be certificated in accordance with Microgeneration Certification Scheme 007 and installed by an installation company certificated in accordance with Microgeneration Installation Standard 3005 and in compliance with the calculation procedure contained Page 25 of 158
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in Table 2 of Microgeneration Certification Scheme Planning Standards (MCS 020), confirming that the permitted development noise limit of 42 dB LAeq, 5 mins will be met. In addition, the Air Source Heat Pump 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. 7. This application was varied prior to determination, in accordance with the terms of section 32A of the Town and Country Planning (Scotland) Act 1997, as amended. The variations incorporate changes to clarify site levels, section/house sections, drainage. (iv) 25/01834/FLL - Erection of staff accommodation unit, amenity building, café, formation of outdoor seating area, car park and associated works, Moor of Rannoch Hotel, Rannoch, Pitlochry, PH17 2QA (Report No. 26/95) This application was withdrawn from the agenda. 6 Proposal of Application Notices (PoAN) 6(i) 26/00001/PAN - Residential development, landscaping and associated infrastructure (part allocated site H14), land 150 metres south west of Kintillo Cemetery (H14), Bridge of Earn (26/96) Councillor D Illingworth requested that officers consider access to the site and whether or not two entrance/exit roads, one from the Wick O Baiglie Road and one from the Meadows are required. The contents of the Report by the Development Management and Building Standards Service Manager, were noted. 6(ii) 26/00002/PAN - Formation of mixed leisure and visitor development comprising erection of holiday accommodation units, formation of hub/spa facility, indoor and outdoor recreational areas, footpath/cycleway link, vehicular access, parking, landscaping and associated infrastructure, land 400 metres west of Tarnhill, Milnathort (26/97) The contents of the Report by the Development Management and Building Standards Service Manager, were noted. Page 26 of 158
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6(iii) 26/00003/PAN - Erection of hydrogen production facilities and associated works, land 1.4km north west of Beannie Farm, Braco, Dunblane, FK15 9LL (26/98) Councillor K Allan requested that consideration be given to the cumulative impacts with the SSEN substation, construction traffic and the suitability of the site access; along with possibility that making hydrogen will cause acid rain. Councillor K Harvey requested that full details are submitted to HSE for their consideration to allay fears of this type of development. Councillor I James requested that consideration is given to the safe distances of the development from other infrastructure for safety reasons. The contents of the Report by the Development Management and Building Standards Service Manager, were noted. Page 27 of 158
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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. 26/124) Proposal: Formation of a 49.9 MW solar farm and battery energy storage system comprising of ground mounted solar arrays, inverters, transformers, a substation, a DNO substation, security fencing, CCTV cameras, cabling, access tracks and associated works Location: Kinnon Park Farm, Methven, Perth, PH1 3NE Ref. No: 24/01188/FLM Ward No: P9 - Almond and Earn Summary This report recommends refusal of the application as the development is not considered to comply with the relevant provisions of the Development Plan and there are no material considerations apparent which outweigh the Development Plan. Background and Description of Proposal 1. The proposed development is located at Kinnon Park Farm lying 700m to the south-west of the settlement of Methven, on the A85 and lying 3.5km west of the city of Perth. Kinnon Park Farm steading comprises several vacant buildings and fields which have been in agricultural use. The wider Kinnon Park area also encompasses the occupied Kinnon Park Farmhouse and the part-occupied Kinnon Park Cottages, which are not included within the proposals and are outwith the applicant’s ownership. In terms of existing watercourses, the East Pow borders the site to the south. The Pow Water is a tributary of the River Almond which joins the River Tay in Perth. 2. The existing site topography shows the existing ground levels fall relatively steeply through the northern third of the site from 98m at Morrishill Wood in the north to 40m across the central area. From here, the site generally slopes more gently down to 20m at the watercourse known as East Pow, which flows east along the southern site boundary. Small, elevated sections are present around the existing farm buildings and in a relatively flat area in the east of the site. Broadly, the site aspect is south facing and rises from south to north. 5(1)(i) Page 29 of 158
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3. The existing use of Kinnon Park Farm is agricultural arable land, mostly planted in crop for grain. The group of buildings that form the farmstead complex are located within the Site. However, none of the ancillary structures will be used as a site compound, but the Site compound will be located next to them. The fields are delineated by a combination of mixed shelter belts, hedgerows with individual trees with evident gaps. The site rises approximately 35m in the south and to 95m in the north. The southern fields of the site are relatively level with the landform rising across the northern fields, located to the north of Kinnon Park. The East Pow Watercourse defines the site’s southern boundary and field drains are found throughout the site. The site is accessed by an existing track which connects to the U47 before the A85 to the northeast. 4. The proposed development includes the change of land use from agricultural to enable renewable energy generation of up to 49.9MW and a battery energy storage system for a period of up to 40 years. The total site area (all land) is 99 Ha, and the total development site area after iterations of design and public consultation feedback is approximately 80.66 Ha. 5. The installation and operation of the solar farm and battery energy storage will comprise: Arrays of ground mounted solar panels. Panels will have mountings up to 3m high, fixed south facing. The panels will be located in rows or strings to provide a coherent and simple layout. 232 inverters and 20 transformers will be positioned around the solar farm to allow conversion of energy into electrical current suitable for feeding into the grid. The proposed battery storage unit and DNO substation will be installed in secure containers at 3m in height and located adjacent to field 7. The site’s proposed boundary treatment consists of 9.39km of 2m high deer fencing and would be supported by wooden posts, also 2m high. CCTV will be erected at strategic locations throughout the site as shown on the proposed plans. The creation of 2,000 sq m new access tracks is proposed, to service maintenance of the solar panels Landscape mitigation measures for the site include additional boundary landscaping to the east, west and south of the site boundary, and areas of ecological enhancement adjacent to Kinnon Park Farmhouse and Kinnon Park Cottages. Approximately 7,900 m of new native deciduous species rich hedgerow. New hedgerow tree planting: total of 249no including large scale woodland trees such as Oaks and Beech, and small scale hedgerow trees for example Hawthorn and Field Maple. 13 hectares of wildflower meadow grassland. 79 hectares of grassland inside the security fencing sown with a grazing mix Two large areas comprising 4Ha to be retained as “no development” and to be managed as ecological areas nearest to the existing residential properties around the Kinnon Park Farmstead and farmhouse Page 30 of 158
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Site History 6. 04/02335/FUL An application for Full Planning Permission was withdrawn on 23 December 2005 for the conversion of an existing steading and erection of 11 dwellinghouses 7. 05/01778/OUT was approved on 23 December 2005 for the construction of a golf course and associated buildings and parking (in outline) 8. 23/00012/PAN submitted on 18 August 2023 for the formation of a 49.9 MW solar farm comprising ground mounted solar arrays, inverters, transformers, a substation, a DNO substation, battery storage facility, security fencing, CCTV cameras, cabling, access tracks and associated works 9. 23/01609/SCRN submitted on 17 October 2023 for the formation of a 49,9mw solar farm Environmental Impact Assessment 10. An EIA screening has been undertaken. The proposal being a Schedule 2 development in terms of the Town and Country Planning (Environmental Impact Assessment) (Scotland) Regulations 2017. In the case of these regulations, prohibition is given to the granting of planning permission to “EIA development” unless an environmental impact assessment has been undertaken. In this case the Council has taken the opinion that it is not EIA development, and that sufficient information has been submitted with the application to enable a determination in consideration of all relevant environmental matters. These environmental aspects requiring further consideration, are namely: noise, landscape and visual amenity, trees and biodiversity, roads and transportation and flood / drainage matters. It should be noted that the Council requested detailing of the grid connection as this was not submitted with the initial proposals. Upon receipt of this grid connection, the Council maintain the view that the project as a whole would not require an EIA to be undertaken. Pre-Application Consultation 11. Pre application Reference: 23/00015/PREAPM 12. The proposed development is classed as a Major development in terms of the Town and Country Planning (Hierarchy of Developments) (Scotland) Regulations 2009, therefore the applicant was required to undertake formal pre-application consultation with the local community. 13. A Pre-Application Consultation (PAC) Report has been submitted with the planning application. A Proposal of Application Notice (PAN) was submitted to Perth and Kinross Council on the 9th August 2023. The PAN sets out the consultation strategy which includes the arrangement of two in-person consultation events, which were held two weeks apart from each other. Page 31 of 158
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14. In this instance, two Public Notices detailing all relevant information regarding the consultation process were published in the Perthshire Advertiser and The Courier on the 15th of August and the 17th of October 2023. On Monday and Tuesday 16th and 17th of October 2023, 2,500 flyers were hand-delivered to the homes of those living closest to the application site. Furthermore, a consultation website was set up in advance of the first and second public consultation events at Kinnon Park - Namene Solar outlining the proposals, and the consultation process, as well as an ability to download the information boards and an option to leave online feedback. The website has remained active for visits at any time. 15. Two public events in the form of a ‘drop-in session’ were held on Tuesday 22nd of August 2023 between 15.30 and 19.30 hours and a second on Tuesday 24th October 2023 between 1530 and 1930 hours. Both events were hosted at the Methven Community Centre. Development Plan 16. The Development Plan for the area comprises National Planning Framework 4 and the Perth and Kinross Local Development Plan 2 (2019) along with its associated statutory supplementary guidance. National Planning Framework 4 17. The National Planning Framework 4 (NPF4) is the Scottish Government’s long-term spatial strategy with a comprehensive set of national planning policies. This strategy sets out how to improve people’s lives by making sustainable, liveable and productive spaces. NPF4 has an increased status over previous NPFs and comprises part of the statutory development plan. 18. The Council’s assessment of this application has considered the following policies of NPF4: Policy 1: Tackling the Climate and Nature Crises Policy 2: Climate Mitigation and Adaptation Policy 3: Biodiversity Policy 4: Natural Places Policy 5: Soils Policy 6: Forestry, Woodland and Trees Policy 7: Historic Assets and Places Policy 11: Energy Policy 14: Design, Quality and Place Policy 29: Rural Development Perth and Kinross Local Development Plan 2019 19. The Local Development Plan 2 (2019) (LDP2) sets out a vision statement for the area and states that, “Our vision is of a Perth and Kinross which is dynamic, attractive and effective which protects its assets whilst welcoming population and Page 32 of 158
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economic growth.” It is the most recent statement of Council policy and is augmented by Supplementary Guidance. 20. The principal relevant policies are, in summary. Policy 1A: Placemaking Policy 1B: Placemaking Policy 2: Design Statements Policy 6: Settlement Boundaries Policy 8: Rural Business and Diversification Policy 15: Public Access Policy 26A: Scheduled Monuments and Archaeology: Scheduled Monuments Policy 26B: Scheduled Monuments and Archaeology: Archaeology Policy 29: Gardens and Designed Landscapes Policy 31: Other Historic Assets Policy 32: Embedding Low and Zero Carbon Generating Technology in New Development Policy 33A: Renewable and Low Carbon Energy: New Proposals for Renewable and Low-Carbon Energy Policy 35: Electricity Transmission Infrastructure Policy 38C: Environment and Conservation: Local Designations Policy 39: Landscape Policy 40B: Forestry, Woodland and Trees: Trees, Woodland and Development Policy 41: Biodiversity Policy 47: River Tay Catchment Area Policy 50: Prime Agricultural Land Policy 51: Soils Policy 52: New Development and Flooding Policy 53A: Water Environment and Drainage: Water Environment Policy 53C: Water Environment and Drainage: Surface Water Flooding Policy 55: Nuisance from Artificial Light and Light Pollution Policy 56: Noise Pollution Policy 60A: Transport Standards and Accessibility Requirements: Existing Infrastructure Policy 60B: Transport Standards and Accessibility Requirements: New Development Proposals Policy 61: Airfield Safeguarding Statutory Supplementary Guidance 21. Supplementary Guidance - Flood Risk and Flood Risk Assessments (adopted in 2021) Supplementary Guidance - Forest & Woodland Strategy (adopted in 2020) Supplementary Guidance - Landscape (adopted in 2020) Page 33 of 158
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PKC Non Statutory Guidance 22. Planning Guidance - Planning & Biodiversity Supplementary Guidance - Renewable & Low Carbon Energy (draft) National Guidance 23. The Scottish Government expresses its planning policies through Planning Advise Notes, Creating Places, Designing Streets, National Roads Development Guide and a series of Circulars in addition to NPF4. Planning Advice Notes 24. The following Scottish Government Planning Advice Notes (PANs) and Guidance Documents are of relevance to the proposal: PAN 61 Planning and Sustainable Urban Drainage Systems PAN 69 Planning and Building standards Advice on Flooding PAN 75 Planning for Transport Creating Places 2013 25. Creating Places is the Scottish Government’s policy statement on architecture and place. It sets out the comprehensive value good design can deliver. It notes that successful places can unlock opportunities, build vibrant communities and contribute to a flourishing economy and set out actions that can achieve positive changes in our places. National Roads Development Guide 2014 26. This document supports Designing Streets and expands on its principles and is the technical advice that should be followed in designing and approving of all streets including parking provision. Consultations 27. As part of the planning application process the following bodies were consulted: External 28. Historic Environment Scotland (HES) - No objection. However, it recommended that all PKHT comments are fully taken into consideration. 29. Transport Scotland - No objection subject to the inclusion of a condition relating to a Construction Traffic Management Plan (CTMP) 30. National Gas Transmissions (NGT) - Given that NGT operates a high-pressure gas pipeline that runs through the proposed development site, a holding objection Page 34 of 158
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has been submitted, and the applicant must not proceed with any development without further assessment being undertaken by the Asset Protection Team. This is to ensure that no works are undertaken in the vicinity of any gas pipelines. However, NGT have stated that the holding objection is subject to several conditions relating to development within the Easement Strip of the pipeline, pipeline crossings, cables crossing and works to be carried out in accordance with the relevant British Standards policy. 31. NatureScot - No objection. Given the much-reduced population of geese, and the amount of suitable habitat in the vicinity of the Special Protected Area (SPA), NatureScot not considered that the proposed development will have an adverse impact on the goose interest of the SPA. 32. Scottish Water - No objection. 33. Scottish Environment Protection Agency (SEPA) - No objection, subject to the inclusion of a condition to ensure that the proposed infrastructure is built to the levels specified in the now updated Flood Risk Assessment. 34. Health and Safety Executive - No objection. However, the applicant is advised to see the full consultation response for any further guidance. 35. Dundee Airport Ltd - No objection. It has been confirmed that, at the given position and height, this development would not infringe the safeguarding criteria and operation of Dundee Airport. 36. Perth and Kinross Heritage Trust (PKHT) - Initial objection. However, as a result of a subsequently submitted photomontage, PKHT have removed their objection. Internal 37. Transportation and Development - No objection, subject to the inclusion of conditions relating to the upgrade of a road junction, a temporary speed limit, core path obstruction and fire and emergency vehicles access. 38. Developer Contributions Officer - No contributions required. 39. Tree Officer - No objection 40. Structures and Flooding - No objection, following the submission of a revised surface water drainage scheme, including design drawings and calculations, and fire water safety information for the BESS site. 41. Development Plan Team - No objection subject to the inclusion of a condition to secure a Soil Management Plan. However, it has been recognised that the proposed development will result in an industrialisation of a countryside location, and that there will be adverse impacts on local visual amenity. Page 35 of 158
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42. Biodiversity Officer - No objection, subject to the inclusion of conditions relating to the Biodiversity Study, an updated Ecology Study, a site Biodiversity Action Plan, and exclusion zones around all trees. 43. Environmental Health (Contaminated Land) - No objection. A search of the historic records did not raise any concerns regarding ground contamination. 44. Environmental Health (Noise Odour) - No objection, subject to the inclusion of conditions relating to nose ratings, noise complaints, external lighting, a screening plan, glint and glare and construction working hours. Representations 45. 320 representations were received (316x objection, 1x general comment, and 3x support). The main issues raised within the representations are: 46. Objection Comments The proposed development will result in an adverse effect on visual amenity The proposed development is contrary to Local Development Plan Policy The proposed development will result in an adverse impact on employment provision The proposals are excessive in terms of height The proposed development will result in a flood risk The proposed development will result in an inappropriate land use The proposed development will result in a loss of open space There is a lack of car parking proposed The proposed development will result in light pollution The proposed development will result in a loss of trees The proposed development will result in a loss of sunlight and daylight The proposed development will result in noise pollution The proposed development is out of character with the surrounding area The proposals will result in over intensive development The proposed development will result in overlooking The proposed development will result in roads safety concerns The proposed development will result in Traffic Congestion The proposed development will have an adverse impact on local biodiversity 47. Support Comments The proposed development will result in environmental improvement 48. Non-Material The proposed development will devalue surrounding properties The proposed development will result in an increase in the price of available agricultural land Page 36 of 158
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No local community benefit has been proposed. No indication of what other sites been explored for suitability. 49. 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 Required Appropriate Assessment under Habitats Regulations AA not required Design Statement or Design and Access Statement Submitted Report on Impact or Potential Impact eg Flood Risk Assessment Submitted Battery Safety Management Plan Submitted Drainage Impact Assessment Submitted Tree Protection Plan Submitted Glint and Glare Study Submitted Access Management Plan Submitted Bat Tree Survey and Assessment Submitted Landscape and Visual Impact Assessment Submitted Ecological Impact Assessment Submitted Planning Statement Submitted Construction Environment Management Plan Submitted Appraisal 50. Sections 25 and 37(2) of the Town & Country Planning (Scotland) Act 1997 (as amended) require the determination of the proposal to be made in accordance with the provisions of the Development Plan, unless material considerations indicate otherwise. The Development Plan comprises NPF4, the Perth and Kinross Local Development Plan 2019 and statutory supplementary guidance. The relevant policy considerations are outlined in the policy section above and are considered in more detail below. In terms of other material considerations, this involves considerations of the Council’s other approved policies and supplementary guidance.  Principle 51. The key determining policy issues for this specific proposal at this location include: the principle of the development and its contribution towards renewable generation targets/net zero agenda, (Policies 33 and 35 of the LDP2 and Policies 1 and 11 of the NPF 4), landscape/visual impact and recreational interests/access, (Polices 15 Page 37 of 158
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and 39 of the LDP2 and Policy 21 of the NPF4), impacts on prime agricultural land (Policy 50 of the LDP2 and Policy 5 of the NPF 4), impacts on/from flooding and the water environment (Polies 52, 53A and 53C of the LDP2 and Policy 22 of the NPF4), residential amenity (Policies 1A and 1B), cultural heritage & historic environment (Policies 26A, 26B, 27A of the LDP2 and Policy 7 of the NPF4), biodiversity/ecological impact (Policies 40 and 41 of the LDP2 and Policy 3 of the NPF4), pipeline and airfield safeguarding (Policies 54 and 61 of the LDP2), and transport (Policy 60A of the LDP2 and Policy 13 of the NPF4). 52. Policy 33 of the LDP2 generally provides support for the development of renewable and low carbon energy and associated infrastructure, subject to detailed assessment against various environmental and other planning issues. This is also reflected in Policies 1 and 11 of the NPF4. However, stronger emphasis is placed over the contribution of the proposal to renewable energy generations targets than to other landscape and or amenity impacts. Justification for the development in relation to the net zero agenda is detailed in the submitted Planning, Design and Access Statement. In this case, the proposal is a 49.9MW solar farm and associated infrastructure/works which would generate renewably sourced electricity into the national grid, via the Boroughmuir substation. It is indicated that this would be the equivalent to providing energy that could power approximately 11,000 homes. Notwithstanding any environmental or other planning issues, the proposal would provide a substantial contribution towards renewable energy generation to support national and local objectives in relation to net zero and carbon emission reduction. This being the case, the proposed development is considered to be supported by the general principals of NPF4, and in particular Policy 11: Energy. However, the development, owing to inadequate mitigation in seeking to offset landscape concerns raised, fails to comply with Policy 11(e)(ii) ‘Energy’, of the National Planning Framework 4 (2023). 53. Policy 35 of the LDP2 also supports the development of electricity transmission infrastructure, where this is sensitively designed, and suitable mitigation is ensured. In this case, it is not considered that the development is sensitively designed, or that suitable mitigation is offered. The development proposed raises significant landscape and visual amenity concerns being of a scale, form and location which will dominate the immediately adjoining settlement of Methven. It is considered that its visually prominent location, partially situated on elevated ground adjacent to the Greenbelt, will greatly alter the character and appearance of this location, at odds with the wider agricultural setting in which it is located. Changes have been made in terms of reducing the scale and location of the development, with two fields being removed. The development, as proposed, is still excessive in scale and too close to residential properties, footpaths, and roads. Therefore, the development, owing to its size, scale, appearance and location, raises significant landscape character and visual impact concerns, failing to contribute positively to the quality of the surrounding built and natural environment. The development is subsequently considered contrary to Policies 1A, 1B ‘Placemaking’, and Policy 39 ‘Landscape’ of the adopted Perth & Kinross Local Development Plan 2 (2019) and Policy 4(a) ‘Natural Places’, of National Planning Framework 4 (2023), as well as the Council’s Placemaking Supplementary Guidance (2020). Page 38 of 158
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Design and Layout 54. LDP2 Policy 1A: Placemaking states that development must contribute positively to the quality of the surrounding built and natural environment. All development should be planned and designed with reference to climate change, mitigation and adaptation. The design, density and siting of development should respect the character and amenity of the place, and should create and improve links within and, where practical, beyond the site. Proposals should also incorporate new landscape and planting works appropriate to the local context and the scale and nature of the development. LDP Policy 1A and Policy 1B list a range of criteria upon which design matters will be assessed. 55. In this instance, the proposed layout shows that most of the site will accommodate solar panel units, with a number of internal site access routes providing access within the site. The individual solar panel units will sit at a height of approximately 2.66 metres, with a pitch of 15 degrees from horizontal. Each unit will be approximately 7.2 metres wide and sit on support poles, which will be piled to a depth of between 1.5 to 2.5 metres. The units would be enclosed by deer fencing approximately 2 metres in height, with CCTV cameras mounted on 4 metres high poles. 56. A number of substations are also proposed within the site, close to its eastern boundary. These form a group and include two Distribution Network Operator (DNO) substations and a client substation. A battery station is also proposed to the north-west of the DNO area. Each DNO substation will sit at 3.48 metres in height (including base), measure just over 6 metres in length and be 2.4 metres wide. The client substation and storage will be 3.2 metres high (including base), measure just over 6 metres in length and be 2.4 metres wide. The battery energy storage system (BESS) comprises a battery transformer, which will sit at a height of approximately 3 metres and measure just over 4.6 metres in length, with inverters and control gear sitting at a height of approximately 2.65 metres (including base) and measure just over 6.1 metres in length. 57. The solar panel units would be connected to the client and DNO substations by underground cabling, with the BESS adjoining field I (7) to its east. The proposed development would then be connected with an underground cable that runs to Burghmuir Station close to the A9 road to the west of Perth (approximately 3.4 km east of the Site). The proposed development would use a limited materials palette with muted colour finishes. The photovoltaic panels to the solar units have been designed to absorb light rather than reflect it and their muted colour finish will ensure that they are visually recessive in the landscape. 58. Furthermore, the site will be secured by deer fencing of a standard design, with large aperture galvanised mesh stretched on wire and supported by timber posts approximately 2 metres in height. Where access gates are required, these are likely to be double leaf timber gates, in a height and style to match the rest of the fencing. Page 39 of 158
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Landscape and Visual Amenity 59. NPF4 Policy 4: Natural Places states that development proposals which by virtue of type, location or scale will have an unacceptable impact on the natural environment, will not be supported. Furthermore, development proposals that are likely to have a significant effect on an existing or proposed European site (Special Area of Conservation or Special Protection Areas) and are not directly connected with or necessary to their conservation management are required to be subject to an “appropriate assessment” of the implications for the conservation objectives. 60. LDP 2 Policy 39 states that development should be compatible with the distinctive characteristics and features of Perth and Kinross’ landscapes. 61. A revised Landscape and Visual Impact Assessment (LVIA) has been prepared as part of the Planning, Design & Access Statement submitted in support of this application. Policy 39 of LDP2 and associated Placemaking Supplementary Guidance is of relevance in relation to the potential landscape & visual impact of the development. The landscape context sees the site set in a predominantly rural/agricultural setting with the settlement of Methven to the north/northeast and smaller clusters of, and individual, farm buildings and cottages in the surrounding area. The location is within the ‘The Broad Valley Lowlands – Tayside Landscape Character Type’ as defined in the Landscape Character Assessment. However, there are no formal landscape designations associated with the proposed development site. 62. Whilst the development may soften in time as planting becomes established, there will be an immediate and sudden change in landscape character in this localised setting, impacting not just views outward from Methven, but also local walking and cycling routes nearby. This will, ultimately, have an adverse impact on the landscape experience of users of local core paths and roads, and will impact on the views from the Greenbelt. Furthermore, the proposal will result in major or moderate adverse visual effects from key viewpoints for users of footpaths and the local roads network. Therefore, the proposed development is considered to be contrary to Policies 1A and 1B of the LDP2 2019, as well as the adopted Placemaking Supplementary Guidance. 63. It is not considered that the development is contrary to Policy 11 of the NPF4 whereby greater weight in any planning balance under this policy is placed on renewable energy benefits. However, in order for a development to be fully supported by this policy, it is necessary for a development proposal to set out appropriate mitigation. Even with a proposed increase in tree planting and landscaping, it is not appropriate for mitigation to offset the significant landscape character impacts. 64. It is important to note that, in this instance, a planning balance must be considered having regard to any landscape impacts against the zero carbon renewable energy benefits provided by the NPF4. In this case, it is the view of officers that the significant landscape impacts outweigh those renewable energy benefits. Page 40 of 158
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Prime Agricultural Land / Soils 65. NPF4 Policy 5: Soils states that Development proposals will only be supported if they are designed and constructed: i) In accordance with the mitigation hierarchy by first avoiding and then minimising ii) the amount of disturbance to soils on undeveloped land; and iii) In a manner that protects soil from damage including from compaction and erosion, and that minimises soil sealing. Furthermore, 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: a) Essential infrastructure and there is a specific locational need and no other suitable site. b) 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. c) The development of production and processing facilities associated with the land produce where no other local site is suitable. d) The generation of energy from renewable sources or the extraction of minerals and there is secure provision for restoration; and 66. In all of the above exceptions, the layout and design of the proposal minimise the amount of protected land that is required. 67. 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. 68. In this instance, the land capability of the agricultural land within the application site is classed as 2 & 3.1 & 3.2. Each relevant Class is explained further below: Class 2 - Land capable of producing a wide range of crops Class 3.1 - Land capable of producing consistently high yields of a narrow range of crops and/ or moderate yields of a wider range. Short grass leys are common Class 3.2 - Land capable of average production though high yields of barley, oats and grass can be obtained. 69. An updated layout plan has been provided which shows that the proposed panels, located in the southeast of the site on class 2 land, have been removed. This is a significant improvement as the loss of prime land has been reduced to approximately 0.1ha of 3.1 class. However, it is important to note that, due to lack of Page 41 of 158
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cultivation, drainage & fertility management, the failure to actively manage the land for crops is likely to result in the demise of its future capabilities. In the face of potential food security issues, there are concerns over the loss of productive agricultural land. 70. The loss of agricultural land being actively used may also result in a future loss of local skills in agricultural land management practices. Other than financial incentive, it is difficult to justify the proposed development on productive agricultural land, when poorer quality land could have been identified in less favourable, south facing land within Perth & Kinross. In light of the above and given that the loss of Prime Agricultural Land amounts to around 8% of the site, it is considered that the proposed development is contrary to LDP2 Policy 50: Prime Agricultural Land. 71. Furthermore, the proposed development has been justified on the basis of national grid connection via the Boroughmuir Substation. Given the connection capacity which exists at this substation there is a high likelihood for further subsequent energy related development within this immediate location. When this factor is considered alongside any wider visual amenity impacts that have been already identified, the development is not considered to comply with Policy 50 of the LDP2. 72. LDP2 Policy 51: Soils states that the Council seeks to protect soils from damage such as erosion or compaction. Developments located on areas of good quality agricultural soils will only be supported where they: (a) minimise impact on soil resources. (b) implement appropriate soil management measures, particularly for valuable soils such as good-quality agricultural soils*, and soils with a high organic content. (c) adopt best practice when moving, storing and reinstating soils (see Scottish Soils: https://soils.environment.gov.scot/) (d) consider opportunities to re-use soils necessarily excavated from the site. 73. In terms of the proposed development, the nature of the technology used will provide a minimum impact on soils. However, trenching for cables and other infrastructure may still have an impact. This being the case, and in order to protect soils that may be subjected to movement, any consent issued would require a condition that a Soil Management Plan is submitted for written approval. Residential Amenity 74. NFP4 Policy 23 (e) states that development proposals that are likely to raise unacceptable noise issues will not be supported. 75. LDP2 Policy 17: Residential Areas, highlights that areas of residential and compatible uses inside settlement boundaries will see existing residential amenity protected and, where possible, improved. 76. LDP2 Policy 55: Nuisance from Artificial Lights and Light Pollution states that consent will not be granted for proposals where the lighting would result in obtrusive Page 42 of 158
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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. 77. In this instance, the applicant sumitted a revised site layout plan and an updated Solar Photovoltaic Glint and Glare Assessment. The Glint and Glare assessment has been undertaken to assess the possible effects of glint and glare from the proposed solar farm on the surrounding road network and any residential properties within a 1km radius of the development. 78. The assessment identified that solar reflections are geometrically possible towards 25 of the 30 assessed dwelling receptors. Regarding six of the dwellings, solar reflections are possible for less than three months of the year and less than 60 minutes on any given day. Furthermore, screening has been identified to significantly obstruct views of reflecting panels. In light of this, there is no impact is predicted, and therefore, mitigation is not required. 79. In terms of the further 15 dwellings where a solar reflection is geometrically possible for more than three months and less than 60 minutes on any given day, screening, in the form of existing vegetation is predicted to partially obstruct views of reflecting panels for seven of these dwellings. Furthermore, there is a significant distance of at least 400m, at its closest point, between the reflecting panel area and the receptors. In addition, the solar reflection effects would mostly coincide with direct sunlight, which is a more prominent source of light. This being the case, a low impact is predicted, and therefore, mitigation is not required. 80. For the remaining four dwellings, no significant screening or mitigation measures have been identified for two of the properties, and, given that the duration of reflections is predicted to be greater than three months a year, but less than 60 minutes on any given day, a moderate impact is predicted. Therefore, mitigation is recommended in line with revised Glint and Glare Assessment. In light of this, any consent issued would require conditions relating to external lighting, a Mitigation Screening Plan as per the submitted Glint and Glare Assessment, and light pollution complaints to the Council. Therefore, it is considered that, subject to conditions, the proposed development is in accordance with LDP2 Policy 55. 81. LDP2 Policy 56: Noise Pollution states that there will be a presumption against the siting of development proposals which will generate high levels of noise in the locality of existing or proposed noise sensitive land uses and similarly against the locating of noise sensitive uses near to sources of noise generation. 82. In this instance, a Noise Impact Assessment was submitted with the application. The assessment has been undertaken using worst case scenario with all components identified working simultaneously and at 100% capacity. The NIA states that component would not be operational continuously but for shorter periods of a few hours at a time and maximum noise emissions occur when components are working to charge or discharge electricity and lower when energy is being stored. Page 43 of 158
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83. The NIA states that transformers and inventors are operational during daylight hours only 07:00 to 23:00 for the core hours of daytime period. During the nighttime period only the battery station would be operating and cooling systems would operate less frequently during the nighttime period than compared to daytime periods. 84. Therefore, the NIA concluded that, in line with BS4142, the development is less likely to have an adverse impact on the residential properties. However, it is recommended that any consent issued would require conditions relating to all plant and equipment, noise limits, noise complaints to the Council and construction working hours. Therefore, it is considered that, subject to conditions, the proposed development is in accordance with NPF4 Policy 23, LDP2 Policies 17 and 56. Roads and Access 85. LDP2 Policy 15: Public Access states that development proposals that would have an adverse impact upon the integrity of any (including proposed) core path, disused railway line, asserted right of way or other well-used route and connectivity proposals identified in the Regional Transport Strategy and Delivery Plan will not be permitted. 86. Battery energy storage should have at least two access points and road networks that Support emergency vehicles. A safe access route for fire appliances to manoeuvre within the site should also be clearly demonstrated. Any street or private drive forming part of a fire access way must be no less than 3.7m wide. In this instance, the submitted Transport Statement shows emergency vehicle access at least two separate access points into the battery station area of the site. However, the internal roads layout and turning area would require to be amended. This could however be controlled via condition if an approval had been recommended. 87. Along the Kinnon Farm access, there are recognised core paths (METH/122, METH/126). The potential for conflict between path users and construction traffic is proposed to be mitigated through the installation of signage outlined in the framework CTMP. It is noted that since a contractor is yet to be appointed to deliver the works, the strategy is subject to refinement in consultation with PKC. While there are existing verges, it is recommended that suitable opportunities for passing are formalised along the core path at 100m intervals. It is recommended that any consent issued shall include a condition to this effect. 88. LDP2 Policy 60A: Existing Infrastructure, sees existing transport infrastructure identified, and encouragement given to the retention and improvement of these facilities provided the improvements are compatible with adjoining land uses 89. In this instance, a Transport Statement has been submitted with the application. The proposed operation will generate a minimal number of vehicle movements, mainly associated with maintenance activities. Therefore, the area that has the potential for most impact is during the construction phase is where HGVs will access the site. However, no abnormal loads are associated with the construction Page 44 of 158
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and installation activity, given that all loads are expected to be able to be delivered by standard sized HGVs. 90. The Transport Statement notes that construction activities are estimated to generate an average of 6 two-way HGV movements over a working day. In addition, there will be a number of car and van movements during this period that are attributed to the 10 to 20 members of staff on site. Final numbers could be controlled in a Construction Traffic Management Plan (CTMP) to determine traffic management arrangements that are required. 91. All generated traffic will access the site from the north via the U47 (Tibbermore Loan), A85(T), and A9 over the construction period of approximately 20 weeks. All HGVs are to access the site from the north, and the route will be enforced through the CTMP. On the local road network, construction traffic will be routed via the U47. The CTMP will identify mitigating measures along this stretch of the U47 to minimise the risk of conflict. 92. Furthermore, Kinnon Park Farm access currently accessed via a priority junction with the U47 road. In order for this junction to accommodate construction traffic, it must be brought up to the standards of the Road Authority. This being the case, any consent issued shall include a condition to this effect. 93. Therefore, in light of the above, and subject to conditions, the proposed development is considered to be in accordance with LDP2 Policies 15 and 60A. Drainage and Flooding 94. NPF4 Policy 22: Flood Risk and Water Management states that development proposals must have regard to the water environment, and drainage, including floodwater management, within any proposal. 95. In this instance a Flood Risk Assessment and a Drainage Impact Assessment have been submitted with the application, with both documents having been revised throughout the determination process. 96. The site is bound to the south by East Pow, which flows in an easterly direction. A series of field drains and minor tributaries flow into the East Pow. There is an un-named tributary which flows southernly along the western boundary of the stie and one un-named tributary which flows southernly into the East Pow through the centre of the site (immediately east of the Kinnon Park Cottages). 97. The area of site to be drained via the proposed SuDS is approximately 2.62ha. The impermeable area to be drained is made up of access tracks (2.55ha), substation (0.04ha), battery (0.02ha) and storage area (0.01ha). A Drainage Impact Assessment report has been provided with outline design drawings. The proposed surface water mitigation includes swales and discharge, which will be through outfalls, located across the site. However, no detailed design drawings of the proposed surface water drainage scheme have been submitted and therefore, any Page 45 of 158
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consent issued would require a condition to ensure that such details are submitted for written approval. 98. LDP2 Policy 52: New Development and Flooding, states that the Council supports the actions and objectives to avoid increased, reduce overall, and more generally manage flood risk in alignment with SEPA Strategies and Plans. 99. In this instance, SEPA Flood Maps show a high likelihood of fluvial flooding predicted in the southern area of the site in proximity to the East Pow and the central un-named tributary which flows through the site. The SEPA Flood Maps also predict a high likelihood of surface water flooding, particularly in the central area of the site. However, a survey to review site levels was undertaken in the areas which are shown to be at high risk of surface water flooding on the SEPA Flood Maps. The report concluded that all critical infrastructure should be raised above the maximum flood levels. 100. Furthermore, SEPA Flood Maps predict part of the area where the Battery Station is to be located as a high likelihood of surface water flooding. However, it has been confirmed that the Battery Station is to be located on higher ground and so surface water in isolation is not considered a specific risk in this area. 101. However, a condition would be required on any consent issued to ensure that the proposed infrastructure is built to the levels specified in the Flood Risk Assessment (FRA) to ensure it is above the 200+CC flood level, i.e. 36.51m AOD for Batteries and 36.28m AOD for the substation. 102. A further condition would also be required in any consent issued, to ensure that details on fire water safety for the battery site, including water tank and intake locations, shall be submitted for written approval. 103. In light of the above, it is considered that, subject to conditions, the proposed development is in accordance with NPF4 Policy 22 and LDP2 Policy 56 Conservation Considerations 104. Polices 26A, 26B and 27A of the LDP2 and Policy 7 of the NPF4 are applicable to the application. NPF4 Policy 7: Historic Assets and Places states that development proposals with a potentially significant impact on historic assets or places will be accompanied by an assessment which is based on an understanding of the cultural significance of the historic asset and/or place. The assessment should identify the likely visual or physical impact of any proposals for change, including cumulative effects and provide a sound basis for managing the impacts of change. Furthermore, 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. 105. The site is not located within or within proximity to a Conservation Area, neither is the site located within or in proximity to any nationally or locally designated Page 46 of 158
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landscapes. Methven Castle Garden and Designed Landscape is located 0.6km north of the site, separated by the A85. Historic Environment Scotland were consulted as part of this application and have no objection to offer. In terms of archaeology, Perth & Kinross Heritiage Trust additionally objected to the proposal. Further information was submitted to address this objection and PKHT now have no objection to the proposed development. Natural Heritage and Biodiversity 106. NPF4 Policy 3: Biodiversity states that development proposals will contribute to the enhancement of biodiversity, including where relevant, restoring degraded habitats and building and strengthening nature networks and the connections between them. Proposals should also integrate nature-based solutions, wherever possible. Furthermore, development proposals for national or major development, or for development that requires an Environmental Impact Assessment will only be supported where it can be demonstrated that the proposal will conserve, restore and enhance biodiversity, including nature networks so they are in a demonstrably better state than without intervention. This will include future management. To inform this, best practice assessment methods should be used. 107. In October 2024, a Site Biodiversity Action Plan was requested outlining quantity, locations, techniques, timescales and monitoring arrangements. However, clarification is still required regarding the full extent of the compensation planting. Further information is also outstanding in relation to quantity, locations, techniques, timescales and monitoring arrangements remains for: Bird boxes Bat boxes Living roofs or green walls Installation of ponds 108. In light of the above, any consent issued would require relevant conditions to address any outstanding issues in terms of panting and biodiversity enhancements. However, on the whole, PKC Biodiversity Officer is satisfied that the submitted information is in accordance with legislation, policy and guidance. 109. NPF4 Policy 4: Natural Places states that development proposals that are likely to have an adverse effect on species protected by legislation will only be supported where the proposal meets the relevant statutory tests. If there is reasonable evidence to suggest that a protected species is present on a site or may be affected by a proposed development, steps must be taken to establish its presence. The level of protection required by legislation must be factored into the planning and design of development, and potential impacts must be fully considered prior to the determination of any application. 110. In October 2024, it was requested bat surveys be undertaken on the trees with bat roost potential. This has now been completed, and the submitted Bat Tree Survey and Assessment Report follows published best practice but not the most recently Page 47 of 158
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published. The Bat Survey Guidelines (Collins, 2016, 3rd edition) was updated in September 2023 (4th edition) and contains a new way of categorising trees with bat roost potential using PRF-1 or PRF-M. Trees were not categorised using this new system, but the Report is acceptable. Buffer zones will be erected 30m around trees with bat roost potential to avoid the risk of disturbance to bats. The Report states that tape, and canes will be used but the PKC Biodiversity Officer has recommended that more robust measures will be required, such as Heras fencing. In light of this, any consent issued will include a condition that Heras fencing, or a similarly robust material, is used to protect trees with bat roost potential. Furthermore, an informative relating to the correct procedure to be followed in the event of the discovery of any bats during construction works. 111. LDP2 Policy 40: Forestry, Woodland, and Trees states that Tree Surveys, undertaken by a suitably qualified professional, should accompany all applications for planning permission where their sites contain trees and that there is a presumption in favour of protecting woodland resources. 112. LDP2 Policy 41: Biodiversity states that the Council will seek to protect and enhance all wildlife and wildlife habitats, whether formally designated/protected or not. All whilst taking into account the ecosystems and natural processes in the area. In accordance with NPF4, development proposals for major development will only be supported where it can be demonstrated that the proposal will conserve, restore and enhance biodiversity, including nature networks so they are in a demonstrably better state than without intervention. This will include future management. 113. The tree report has stated that the proposal will require the removal of a small section of lapsed and overgrown hedgerow, comprised of approximately two small hawthorn trees and up to 12m² of gorse thicket. Additionally, the reduction of a large dead beech situated adjacent to the access road to a safe size with the introduction of habitat cuts to provide greater habitat improvement; and the crown-lifting of a limited number of secondary limbs of approximately sixteen trees along the site access road to the east of the site may be necessary to facilitate access. Furthermore, it is noted that any ash trees affected with ash dieback will be removed. In light of the above, PKC Tree Officer has no issues with the proposed tree works. Therefore, it is considered that, subject to conditions, the proposed development is in accordance with NPF4 Policies 3,4 and LDP2 Policies 40, 41. 114. Furthermore, the submitted Landscape Plan indicates the planting of 249 trees, and 7951 metres of linear hedge planting. Furthermore the Tree Report has recommended species for restocking of field margins and hedgerows include flowering varieties such as hazel, willow, apple, crab apple, hawthorn, cherry, lime, horse chestnut, rowan, alder, field maple, gorse and broom, however, no further landscape details, namely stock size, plant protection methods, etc, and the location of the proposed species, seem to have been submitted. This being the case, any consent issued would require a condition that a detailed Landscape Plan is submitted. 115. At present, there are 31 existing trees, located at the field boundaries which are within or outwith the red line, and could still be affected by development. Many of Page 48 of 158
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the trees are over 25m in height with extensive crown spreads. In light of this, it is important that any sub surface cable installations required to facilitate the development take account of the root protection areas of trees at the site. All proposed development whether above or below ground should be designed to avoid impacting the root protection areas of all trees, within or out with the site. It is noted that there is a 30m buffer zone proposed from the existing trees to the solar arrays, which is welcomed. It is important that the siting of plant and equipment (solar array mounts & battery storage units) do not impact on the above ground parts of any trees that exist at the site. This being the case, any consent issued would require a condition that a Tree Protection Plan is submitted that shows all trees that could potentially be affected, together with the proposed infrastructure, including all cable routes. 116. Furthermore, several of the fields are bounded hedgerows, which offer beneficial screening, biodiversity benefits, and significant contribution to the landscape character of this rural area, which should not be underestimated. Their subsequent protection during construction works is essential. This being the case, any consent issued will include a condition that a Hedgerow Protection Plan is submitted for written approval. In light of the above, and subject to conditions, the proposed development is considered to be in accordance with NPF4 Policy 6 and LDP2 Policy 40. Low and Zero Carbon Generating Technologies 117. LDP2 Policy 32 ‘Embedding Low and Zero Carbon Generating Technology in New Development’ states that proposals for all new buildings will be required to demonstrate that at least 10% of the current carbon emissions reduction set by Scottish Building Standards will be met through the installation and operation of low and zero-carbon generating technologies. As this proposal includes the erection of a new building, consideration must be given to this requirement. In this instance, and given that the proposed ancillary buildings will stand alone, cover an area of less than 50 square metres and will not be heated, or cooled, there is no requirement for the applicant to submit a statement to demonstrate compliance with current carbon emissions reduction standards. Developer Contributions 118. The Developer Contributions Officer was consulted as part of this application and confirmed that no contributions are required. Economic Impact 119. In the short term, construction will create jobs with scope for local employment. However, the development is not supported by any economic information to further assess this impact. It is however predicted that once construction work is complete, further employment opportunities will be limited. However, and notwithstanding the significant visual and landscape impacts raised by the Planning Authority, the development is a clear fit for the Scottish Governments policy direction set out within the Scottish Energy Strategy and NPF4 of transitioning to a low carbon Page 49 of 158
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economy with renewable energy generation. It also represents a significant inward investment in rural Perthshire, assisting in the creation of a national grid asset of regional significance for the Perth and Kinross area. Grid Connection 120. The grid connection from the proposed solar farm and BESS is a material consideration. This is following the recent court case of Raeshaw Farms Ltd v Scottish Ministers [2026], in this case, the Inner House of the Court of Session quashed planning permission for the Wull Muir wind farm because the decision-maker failed properly to consider the role of the off-site grid connection. The court held that the Reporter had erred by not carrying out a fact-specific assessment of whether the wind farm and its grid connection could together constitute a single “project” for Environmental Impact Assessment (EIA) purposes. Crucially, the Reporter placed too much weight on the way the application was framed, rather than examining the real-world position that the wind farm could not operate, and its claimed benefits could not arise, without a grid connection. The court also found that it was irrational to rely on the benefits of renewable electricity generation while ignoring the environmental effects of the works necessary to realise those benefits. 121. The judgment does not require grid connections to be included in the same planning application as generation infrastructure, nor does it require full engineering detail at an early stage. However, it makes clear that, when assessing planning applications in Scotland, decision-makers must now explicitly address whether grid connections form part of the wider project and assess their potentially significant cumulative environmental effects to the extent reasonably possible. Simply deferring grid impacts to a future consent, without clear reasoning is no longer sufficient. The case strengthens scrutiny of phased or split consents and has implications beyond wind farms, affecting any development whose operation depends on later infrastructure such as grid, network or transport connections. In light of this, and in order for the Council to assess whether the grid connections form part of the wider project, the grid connection arrangements have been submitted. This will ensure that the Council’s decision is robust and that environmental impacts are appropriately Considered. In this instance, it is proposed to connect to the grid via the Burghmuir substation, through approximately 5.6km of underground cabling, which follow the national highways from the development site. This connection not considered to result in excessive impacts and would not alter the opinion of the Council as Planning Authority, as discussed in paragraph 11 of this report, that it would require an Environmental Impact Assessment to be undertaken. Variation of Application Under Section 32A 122. This application was varied prior to determination, in accordance with the terms of section 32A of the Town and Country Planning (Scotland) Act 1997, as amended. The variations incorporate changes to the layout, landscaping scheme, roads and transportation information and details of the proposed surface water drainage scheme. Page 50 of 158
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Planning Obligations and Legal Agreements 123. None required. Direction By Scottish Ministers 124. 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 125. 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 be contrary to the Development Plan. 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 refusal on the grounds identified below. . Recommendation Refuse the application: 1. The development, owing to its size, scale, appearance and location, raises significant landscape character and visual impact concerns, failing to contribute positively to the quality of the surrounding built and natural environment. The development is therefore considered contrary to Policies 1A, 1B ‘Placemaking’, and Policy 39 ‘Landscape’ of the adopted Perth & Kinross Local Development Plan 2 (2019) and Policy 4(a) ‘Natural Places’, of National Planning Framework 4 (2023), as well as the Council’s Placemaking Supplementary Guidance (2020). 2. The development, owing to inadequate mitigation in seeking to offset landscape concerns raised, fails to comply with Policy 11(e)(ii) ‘Energy’, of the National Planning Framework 4 (2023). 3. The development negatively impacts upon soils and the loss of prime agricultural land has not been suitably justified. Therefore, the proposal is contrary to Policy 50 ‘Prime Agricultural Land’ of the adopted Perth and Kinross Local Development Plan 2 (2019), and Policy 5(b)(i) ‘Soils’ of National Planning Framework 4 (2023). Procedural Notes Not applicable to this application. Background Papers Letters of representation 320 Page 51 of 158
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Authors Name Designation Contact Details Alan Atkins Planning Officer (Majors) 01738 475300 developmentmanagement@pkc.gov.uk Approved Name Designation Date Sean Panton Team Leader (Major Applications and Enforcement) 29 April 2026 Page 52 of 158
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¯ © Crown copyright [and database rights] [2026] OS AC0000805756. You are permitted to use this data solely to enable you to respond to, or interact with, the organisation that provided you with the data. You are not permitted to copy, sub-licence, distribute or sell any of this data to third parties in any form. Planning and Placemaking Committee - 13 May 2026 24/01188/FLM Formation of a 49.9 MW solar farm and battery energy storage system comprising of ground mounted solar arrays, inverters, transformers, a substation, a DNO substation, security fencing, CCTV cameras, cabling, access tracks and associated works, at Kinnon Park Farm, Methven, Perth Scale 1:25,000 5(1)(i) Page 53 of 158
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¯ © Crown copyright [and database rights] [2026] OS AC0000805756. You are permitted to use this data solely to enable you to respond to, or interact with, the organisation that provided you with the data. You are not permitted to copy, sub-licence, distribute or sell any of this data to third parties in any form. Planning and Placemaking Committee - 13 May 2026 24/01188/FLM Formation of a 49.9 MW solar farm and battery energy storage system comprising of ground mounted solar arrays, inverters, transformers, a substation, a DNO substation, security fencing, CCTV cameras, cabling, access tracks and associated works, at Kinnon Park Farm, Methven, Perth Scale 1:10,000 5(1)(i) Page 55 of 158
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Perth and Kinross Council Planning and Placemaking Committee - 13 May 2026 Report of Handling by Development Management and Building Standards Service Manager (Report No. 26/125) Proposal: Formation of a 49.9MW battery energy storage facility comprising battery storage units, ancillary buildings and equipment access road and associated works Location: Land 300 Metres West of Tir Artair, Killin, FK21 8TX Ref. No: 25/00168/FLM Ward No: P4 - Highland Summary This report recommends approval of the application as the development is considered to comply with the relevant provisions of the Development Plan and there are no material considerations apparent which outweigh the Development Plan. Background and Description of Proposal 1. The proposed application site is located on land 300 Metres West of Tir Artair, Killin. The Site lies on the northern slopes of Loch Tay. It is located at the eastern end of the Loch, to the north of the A827, a cross-country route that runs the entire length of Loch Tay and is approximately 2.2km to the north-east of the town of Killin. It is 1.9 hectares in size and is currently planted with young plantation woodland. It falls outside of any identified development boundary and lies along the western boundary of Perth and Kinross Council area which follows the watercourse Allt na Bailce. Stirling Council area is located to the immediate west of the Site. Part of the site extends into the Stirling Council area. 2. The purpose of a Battery Energy Storage System is to store excess energy on the grid at peak of generation moments and release energy at peak demand moments of the day. The energy generated is fed directly into the national electricity grid, with the Point of Connection to the grid being an underground 33kV cable that will run below the fields and unnamed road into the Killin Primary Substation, which is approximately 300m to the east of the site. 3. It is anticipated that the Battery Energy Storage System will be in operation for 30 years. There will be a potential the batteries could be replaced for new ones by half time of the project's lifespan. Once the project reaches the end of its lifespan, the 5(1)(ii) Page 57 of 158
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site will be decommissioned and will be restored to its original condition, with no lasting harm or structures that would compromise the agricultural productivity of the site. Site History 4. None. Environmental Impact Assessment 5. An EIA screening has been undertaken. The proposal being a Schedule 2 development in terms of the Town and Country Planning (Environmental Impact Assessment) (Scotland) Regulations 2017. In the case of these regulations, prohibition is given to the granting of planning permission to “EIA development” unless an environmental impact assessment has been undertaken. In this case the Council has taken the opinion that it is not EIA development, and that sufficient information has been submitted with the application to enable a determination in consideration of all relevant environmental matters. These environmental aspects requiring further consideration, are namely: noise, landscape and visual amenity, trees and biodiversity, roads and transportation and flood / drainage matters. It should be noted that the Council requested detailing of the grid connection as this was not submitted with the initial proposals. Upon receipt of this grid connection, the Council maintain the view that the project as a whole would not require an EIA to be undertaken. Pre-Application Consultation 6. The proposed development is classed as a Major development in terms of the Town and Country Planning (Hierarchy of Developments) (Scotland) Regulations 2009, and therefore, the applicant was required to undertake formal pre-application consultation with the local community. 7. A request for a Proposal of Application Notice was submitted to Perth and Kinross Council on 9 April 2024. The reply was received on 29 April 2024 confirming that the proposed consultation process was accepted. This was also sent to Glenlyon and Loch Tay Community Council and Councilors John Duff, Provost Xander McDade and Bailie Mike Williamson by email on the 9th of March 2024. 8. Two in person Public Exhibitions were carried out in McLaren Village Hall, Killin on 24 April 2024 and 21 May 2024. This has been used to inform local residents about the proposal, while also progressing the Morenish BESS development which will assist in meeting the National and Local targets for renewable energy and carbon emission reductions. 9. More than 525 households and local businesses were directly informed of the exhibitions via a leaflet mailout or door drop on 11 April 2024 and 7 May 2024 (this included all households within a 3 km radius of the site). Adverts in the Perthshire Advertiser were published on 16 April 2024 and 10 May 2024 to inform the public of both exhibitions. Details of the project were uploaded on morenishbess.co.uk , Page 58 of 158
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where residents are able to find updates, documentation of the project, ask questions, make comments and request future updates, prior to and during the planning application process. Development Plan 10. The Development Plan for the area comprises National Planning Framework 4 and the Perth and Kinross Local Development Plan 2 (2019) along with its associated statutory supplementary guidance. National Planning Framework 4 11. The National Planning Framework 4 (NPF4) is the Scottish Government’s long-term spatial strategy with a comprehensive set of national planning policies. This strategy sets out how to improve people’s lives by making sustainable, liveable and productive spaces. NPF4 has an increased status over previous NPFs and comprises part of the statutory development plan. 12. The Council’s assessment of this application has considered the following policies of NPF4: Policy 1: Tackling the Climate and Nature Crises Policy 2: Climate Mitigation and Adaptation Policy 3: Biodiversity Policy 4: Natural Places Policy 5: Soils Policy 6: Forestry, Woodland and Trees Policy 7: Historic Assets and Places Policy 11: Energy Policy 14: Design, Quality and Place Policy 22: Flood Risk and Water Management Policy 29: Rural Development Perth and Kinross Local Development Plan 2019 13. The Local Development Plan 2 (2019) (LDP2) sets out a vision statement for the area and states that, “Our vision is of a Perth and Kinross which is dynamic, attractive and effective which protects its assets whilst welcoming population and economic growth.” It is the most recent statement of Council policy and is augmented by Supplementary Guidance. 14. The principal relevant policies are, in summary: Policy 1A: Placemaking Policy 1B: Placemaking Policy 5: Infrastructure Contributions Policy 6: Settlement Boundaries Policy 8: Rural Business and Diversification Page 59 of 158
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Policy 15: Public Access Policy 26A: Scheduled Monuments and Archaeology: Scheduled Monuments Policy 26B: Scheduled Monuments and Archaeology: Archaeology Policy 33A: Renewable and Low Carbon Energy: New Proposals for Renewable and Low-Carbon Energy Policy 35: Electricity Transmission Infrastructure Policy 38C: Environment and Conservation: Local Designations Policy 39: Landscape Policy 40A: Forestry, Woodland and Trees: Forest and Woodland Strategy Policy 40B: Forestry, Woodland and Trees: Trees, Woodland and Development Policy 41: Biodiversity Policy 47: River Tay Catchment Area Policy 52: New Development and Flooding Policy 53A: Water Environment and Drainage: Water Environment Policy 53C: Water Environment and Drainage: Surface Water Drainage Policy 55: Nuisance from Artificial Light and Light Pollution Policy 56: Noise Pollution Policy 60B: Transport Standards and Accessibility Requirements: New Development Proposals Statutory Supplementary Guidance 15. Supplementary Guidance - Flood Risk and Flood Risk Assessments (adopted in 2021) Supplementary Guidance - Forest & Woodland Strategy (adopted in 2020) Supplementary Guidance - Landscape (adopted in 2020) PKC Non-Statutory Guidance 16. Planning Guidance - Loch Leven SPA, the Dunkeld-Blairgowrie Lochs SAC and the River Tay SAC Planning Guidance - Planning & Biodiversity Supplementary Guidance - Renewable & Low Carbon Energy (draft) National Guidance 17. The Scottish Government expresses its planning policies through Planning Advise Notes, Creating Places, Designing Streets, National Roads Development Guide and a series of Circulars in addition to NPF4. Planning Advice Notes 18. The following Scottish Government Planning Advice Notes (PANs) and Guidance Documents are of relevance to the proposal: Page 60 of 158
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PAN 69 Planning and Building standards Advice on Flooding PAN 75 Planning for Transport Creating Places 2013 19. Creating Places is the Scottish Government’s policy statement on architecture and place. It sets out the comprehensive value good design can deliver. It notes that successful places can unlock opportunities, build vibrant communities and contribute to a flourishing economy and set out actions that can achieve positive changes in our places. National Roads Development Guide 2014 20. This document supports Designing Streets and expands on its principles and is the technical advice that should be followed in designing and approving of all streets including parking provision. Consultations 21. As part of the planning application process the following bodies were consulted: External 22. Stirling Council - No objection. However, it is noted that parts of the redline application boundary, located in the north and south of the site, that extend west of Alt Na Bailce, lie within the existing Stirling Council area. 23. Perth and Kinross Heritage Trust - No objection, subject to a recommended condition to ensure that a programme of archaeological work is carried out. 24. Scottish Environment Protection Agency - No objection, subject to guidance on the retention of the areas of wetland on site 25. Glenlyon Community Council - Objection. The main points raised within the representation are: Fire and Noxious Gases Hazard. Lack of detail regarding the proposed batteries The proposed development will have an adverse impact on the landscape. The proposed development will have an adverse impact on the River Tay SAC Access issues Noise issues Lack of detail regarding the route of the cable that connects to the substation Lack of fire prevention/control methods. 26. Stirling Council Roads and Transportation Team - No objection, subject to the submission of further information and the inclusion of a condition. Page 61 of 158
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Internal 27. Biodiversity - No objection, subject to conditions in relation to the submitted Biodiversity Action Plan. 28. Environmental Health (Noise Odour) - Following the submission of further information in the form of a revised Noise Impact Assessment (NIA|), the Environmental Health Team have no objection to the proposed development. 29. Environmental Health (Contaminated Land) - No objection. A search of the historic records did not raise any concerns regarding ground contamination 30. Structures and Flooding - No objection. The applicant is advised to refer to Perth & Kinross Council’s Supplementary guidance on Flood Risk and Flood Risk Assessments 2021 as it contains advice relevant to this development. 31. Transportation and Development - No objection, subject to conditions relating to a Traffic Light and Signage Plan, a maintenance agreement and a Construction Traffic Management Plan. 32. Development Plan Team - No objection 33. Tree Officer - No objection, subject to conditions relating to pre-commencement and post- planting site meetings. Representations 34. 7 representations (all objections) were received. The main issues raised within the representations are: Visual impact Noise Loss of view Out of character 35. These issues are addressed in the Appraisal section of the report, with the exception of loss of view, which is not a material planning consideration. Additional Statements Screening Opinion EIA not required Environmental Impact Assessment (EIA): Environmental Report Not Required Appropriate Assessment under Habitats Regulations AA not required Design Statement or Design and Access Statement Submitted Page 62 of 158
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Report on Impact or Potential Impact eg Flood Risk Assessment Submitted Noise Impact Assessment Submitted Transport Statement Submitted Ecological Appraisal Submitted Woodland Report Submitted Landscape and Visual Assessment Submitted Biodiversity Action Plan Submitted Landscape Strategy Plan Submitted Landscape Management Plan Submitted Appraisal 36. Sections 25 and 37(2) of the Town & Country Planning (Scotland) Act 1997 (as amended) require the determination of the proposal to be made in accordance with the provisions of the Development Plan, unless material considerations indicate otherwise. The Development Plan comprises NPF4, the Perth and Kinross Local Development Plan 2019 and statutory supplementary guidance. The relevant policy considerations are outlined in the policy section above and are considered in more detail below. In terms of other material considerations, this involves considerations of the Council’s other approved policies and supplementary guidance.  Principle 37. Policy considerations seeking to assess its suitability in principle are: LDP2 Policies 1A, 1B, Placemaking; Policy 8 Rural Diversification; Policy 33A: Renewables and Low Carbon Energy; and Policy 51 Soils. The relevant NPF4 policies are Policy 1 Tackling the Climate and Nature Crises; Policy 2 Climate Mitigation and Adaptation; and Policy 11 Energy. 38. The proposal would provide essential energy balancing services to the National grid, actively contributing towards Scotland's CO2 reduction targets, supporting the principles of Scotland’s Energy Strategy (SES). Specifically, electricity would be drawn from the grid at times of low demand, stored and released back as required. When demand is higher, greater generation from non-renewable sources is required and energy storage facilities such as that proposed could reduce reliance on non-renewable resources, thus decreasing CO2 emissions. 39. NPF4 sets out six overarching spatial principles with “Just Transition” relating to the construction of renewable energy and their contribution to achieving net zero. NPF4Sustainable Places section emphasises the link to Scotland’s Climate Change Plan and sets the approach to achieving net zero emissions by 2045 and making significant progress by 2030. The NPF4 also links to Scotland’s Energy Strategy and highlights the importance of land and sea to be critical in delivering renewable energy developments. NPF4 provides detailed policy on Climate Change and Energy and details developer expectations of how proposed schemes will accord Page 63 of 158
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with the policies set out in the document. The overarching policy intent in NPF4 is to encourage, promote, and facilitate all forms of renewable energy development onshore and offshore. 40. Policy 33A of LDP2 and Policies 1, 2 and 11 of NPF4 specifically encourages low carbon energy solutions where specific grid connection or the use of established infrastructure can occur. Therefore, on balance, and given the site-specific reasoning for the location of the battery storage unit, the proposed development could be supported in principle. Furthermore, consideration must be given to the finite lifespan of this facility. Whilst the overall operational life will be some 50 years, minimal disturbance to the site will be required, allowing the pre-existing land use to resume afterwards. Design and Layout 41. LDP2 Policy 1A: Placemaking, requires new development to positively contribute to the quality of the surrounding built and natural environment. It further requires development to accord a series of place making criteria outlined in part B of the policy. On this basis, the physical nature of the proposal in terms of design, layout and physical characteristics must also be considered. 42. In this instance, the proposed development comprises a battery energy storage system (BESS) contained within a fenced compound and surrounded by landscaping. The 15 battery containers, and the rest of the equipment, will be mounted on concrete beams arranged in a linear fashion across the site in rows. There will be approximately 6m between each container. The proposed BESS will consist of several built elements, including inverters, transformers, and a substation. The inverters are components stored in cabinets, which are generally pale grey or green in colour and approximately 7,4m in length, 2 m in width, and 2.2 m in height. The transformers are smaller units of 2.4m in length, 2.4 m in width, and 2.1m in height. The sub-station will consist of prefabricated cabins depending on the requirements from the Distribution Networks Operator (DNO). One will be for the internal connection of the electrical output from the site, with the other required by the DNO for connection into the wider electricity network. However, these structures can be, potentially, merged in one building. 43. Furthermore, a control room will be situated next to the substation buildings near the northern boundary of the site. The control room will be a single storey building and will measure up to 26m in length, 7m in width, and 2.9m in height. This will be dark green in colour. A battery storage rack will be independent, single storey containers and will measure up to 27.8m in length, 3.1m in width and 3.8m in height. The compound will be surrounded by a 2.75m palisade green fence, with all equipment being mounted on concrete beams. The surface of the compound would be finished with aggregate, with a stronger base during the construction and maintenance of the proposed development. In addition, infrared security cameras will be located around both sites, at a height of approximately 4.2m. Page 64 of 158
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Landscape and Visual Impact 44. NPF4 Policy 4: Natural Places states that development proposals which by virtue of type, location or scale will have an unacceptable impact on the natural environment, will not be supported. Furthermore, development proposals that are likely to have a significant effect on an existing or proposed European site (Special Area of Conservation or Special Protection Areas) and are not directly connected with or necessary to their conservation management are required to be subject to an “appropriate assessment” of the implications for the conservation objectives. 45. Perth and Kinross Council LDP2, Policy 39: Landscape states that development and land use change, including the creation of new hill tracks, should be compatible with the distinctive characteristics and features of Perth and Kinross’ landscapes. Accordingly, development proposals will be supported where they do not conflict with the aim of maintaining and enhancing the landscape qualities of Perth and Kinross, or the quality of landscape experience. 46. The application site is in the Loch Tay local landscape area and would be visible in the landscape. Policy 38 ‘Environment and Conservation: Local Designations’ of LDP2 is therefore also relevant. However, the proposal includes only basic mitigation measures with a proposed tree belt to screen the proposed development. A strengthened and more extensive planting scheme would ensure that the proposed development’s landscape and visual impact is localised and would be acceptable. The proposed development will introduce an industrial element into a rural landscape. However, in this instance, there is an existing hydro pressure pipeline which runs from Ben Lawers Dam to the Finlarig Hydroelectric Power station, on a north-south axis 91m to the west of the Site. The overhead power lines and pipeline are glimpsed from the road corridor and already introduce some modernising and industrial elements into the landscape setting. It is therefore not considered that the proposed development would be out of character with the area, subject to sensitive landscaping. 47. The Loch Rannoch and Glen Lyon National Scenic Area is nearby, with its southern boundary being around 600 metres north of the application site. Ben Lawyers is also located 400m to the north. However, the proposed development does not raise issues of national scale with respect to landscape, visual or cumulative effects. 48. However, as a result of PKC Tree Officer and Development Plan Team’s comments, the applicant has submitted a series of revisions to the initially proposed landscape and planting scheme. In doing so, the applicant has addressed the issues raised and has provided a landscape scheme which should result in successful tree & woodland establishment, whilst also providing sufficient screening of the proposed BESS. 49. In light of the above, PKC Tree Officer is now satisfied that with retention of the existing Sitka and the native trees to be introduced, and that the landscape scheme is capable of integrating the development acceptably into its surroundings. Therefore, the proposed BESS is now considered to be in accordance with NPF Policy 4 and LDP2 Policies 38C and 39. Page 65 of 158
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Residential Amenity 50. NFP4 Policy 23 (e) states that development proposals that are likely to raise unacceptable noise issues will not be supported. 51. LDP2 Policy 17: Residential Areas, highlights that areas of residential and compatible uses inside settlement boundaries will see existing residential amenity protected and, where possible, improved. It is however noted that the site is not in close proximity to an identified residential area, but there are residential receptors nearby, namely Fank Cottage. 52. LDP2 Policy 55: Nuisance from Artificial Lights and Light Pollution states that consent will not be granted for proposals where the lighting would result in obtrusive and/or intrusive effects. The Council may secure the regulation of lighting installations and their maintenance through the use of conditions attached to the granting of planning permission. 53. LDP2 Policy 56: Noise Pollution states that there will be a presumption against the siting of development proposals which will generate high levels of noise in the locality of existing or proposed noise sensitive land uses and similarly against the locating of noise sensitive uses near to sources of noise generation. 54. Due to the nature of this development, there is the potential for noise to impact on residential amenity. However, the proposed equipment on the site will be highly efficient and have a low noise output, and given the proposed mitigation measures, the proposed BESS will have a very limited impact on any nearby sensitive receptors. 55. The submitted Noise Impact Assessment (NIA) includes proposed noise mitigation measures in the form of a 3.5m tall acoustic barrier, to be positioned along the eastern and southern boundaries of the site, and all inverters are to be fitted with noise attenuation kits. The Results of the NIA, when taking account of the proposed mitigation measures, have shown that predicted internal and external noise levels will be well within World Health Organisation (WHO) and BS 58233 levels. However, conditions have been included in relation to plant and equipment enclosure, noise limits from the BESS, the proposed noise mitigation measures, noise complaints to PKC, and construction working hours. 56. Furthermore, LDP2 Policy 55: Nuisance from Artificial Light and Light pollution is of relevance in the assessment of this application. In this instance, there is the potential for amenity issues in relation to lighting during the construction phase. This being the case, a condition has been included to ensure that there is no direct illumination of neighbouring land, and that light spillage is kept to a minimum. 57. In light of the above, and subject to conditions, the proposed BESS is in accordance with LDP2 Policies 55 and 56 and NPF 4 Policy 14. Page 66 of 158
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Roads and Access 58. LDP2 Policy 15: Public Access states that development proposals that would have an adverse impact upon the integrity of any (including proposed) core path, disused railway line, asserted right of way or other well-used route and connectivity proposals identified in the Regional Transport Strategy and Delivery Plan will not be permitted. 59. In this instance, the site is located on undeveloped land and is proposed to be served by a new private access track that is accessed from the existing A827 public road junction to the southwest of the site boundary. The A827 is in the vicinity of the site access and is subject to the national speed limit (60mph for cars) but does not have footways or streetlighting. While the BESS site itself is located partially within the Perth and Kinross Council, the site access junction and construction route along the A827 are within the Stirling Council boundary. However, Stirling Council’s Roads Team have not objected to the use of this junction, subject to agreeing a suitable Construction Traffic Management Plan. This has been covered by the inclusion of a condition. An additional condition will also be applied to ensure that the necessary consents are also obtained from Stirling Council. 60. The site access track is a no - through road, which currently provides access to Fank Cottage and other undeveloped land. The access track heads north for approximately 220m before turning east along another 100m section before reaching the BESS entrance location. The access track continues past this and runs further east to Fank Cottage. In between the junction with the A827 and the BESS entrance (270m along the access track), the track is on average approximately 4m wide. 61. LDP2 Policy 60A: Existing Infrastructure, sees existing transport infrastructure identified, and encouragement given to the retention and improvement of these facilities provided the improvements are compatible with adjoining land uses. 62. In this instance, it has been has confirmed that the junction visibility splay, as per the Design Manual for Roads and Bridges (DMRB) is not achievable. Furthermore, visibility at the existing site access is restricted to the west, with approximately 90m visibility achievable. This falls short of the 215m required by the DMRB and presents a serious road safety concern. Therefore, the applicant has proposed that construction traffic vehicles are managed through traffic management and temporary traffic lights. The lights would be positioned either side of the junction at a distance of 215 metres. This would mean that signage would need to be sited within the PKC boundary. There would also be signals on the existing access track to Fank Cottage, for when a vehicle is exiting the access junction. This is considered to be acceptable by PKC Road Network Management. 63. Furthermore, the existing road, which serves Fank Cottage, will be maintained at all times throughout the construction and operational phases of the development. For the construction element, Fank Cottage would need to adhere to the temporary signals that would be in place, but at no point will the associated access route be closed or blocked. For the operational element, Fank Cottage would utilise the Page 67 of 158
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existing priority junction and access track off the A827, as per the current arrangement. In light of this, conditional control has been included to secure an approved Traffic Light and Signage Plan. A further condition has been included to secure a maintenance agreement for the proposed construction traffic route. 64. In accordance with the National Fire Chiefs Council’s guidance, at least two separate access points are required to serve the proposed BESS. In this instance, the northwestern access point, shown on the proposed site plan, would only serve as a secondary / emergency access, and would not be used for any construction or operational vehicle access throughout the lifetime of the application site. This access would only ever be used in the event of an emergency, whereby fire vehicles consider that its necessary to enter the site from a different location. 65. In light of the above, and subject to conditions, the proposed BESS is in accordance with LDP2 Polices 15 and 60A. Drainage and Flooding 66. NPF4 Policy 22: Flood Risk and Water Management states that development proposals must have regard to the water environment, and drainage, including floodwater management, within any proposal. 67. LDP2 Policy 52: New Development and Flooding, states that the Council supports the actions and objectives to avoid increased, reduce overall, and more generally manage flood risk in alignment with SEPA Strategies and Plans. NPF4 Policy 22 states that development proposals must have regard to the water environment, and drainage, including floodwater management, within any proposal. 68. A Flood Risk and Drainage Assessment has been submitted with this application, which has identified all potential sources of flooding in the immediate area. In this instance PKC Floods and Drainage Team do not have any objections to the proposed development. Furthermore, a review of SEPA’s fluvial flood map does not identify the proposed development area to be within any areas of fluvial flooding 69. Also relevant to the flood risk of the site is LDP2 Policy 53C: Surface Water Drainage, requires Sustainable Urban Drainage Systems (SUDS) measures including relevant temporary measures at the construction phase. The proposed new surface water drainage for the application site is designed to modern standards which inherently accounts for climate change considerations and exceedance flow paths. A Drainage Maintenance Schedule will be incorporated into the site management plan. This will ensure that the drainage systems are kept in good working order for the lifetime of the development. 70. Furthermore, the proposed SuDS scheme has been designed to manage the surface water runoff from the battery storage development area and has been sized to accommodate the 1:200yr plus 39% climate change event. The development area will be constructed with permeable materials to allow rainwater to infiltrate underground, where it will be intercepted by perforated pipework, allowing runoff Page 68 of 158
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from semi-permeable / impermeable surfaces into controlled gravel- lined storage areas, to be located beneath the proposed BESS units. 71. The internal access tracks will be crowned to allow runoff towards the storage areas. Perimeter cut-off filter drains will take runoff to the subsurface gravel storage areas, and, in the case of fire, ensure that all firewater runoff is retained within the SuDS system. The filter drains and sub-surface gravel storage areas will provide suitable treatment and attenuation prior to discharge into the existing minor watercourses. 72. Given that the applicant has submitted adequate drainage drawings, design and overall strategy, the proposed BESS is in accordance with LDP2 Policies 52 and 53C, and NPF4 Policy 22. Conservation Considerations 73. Polices 26A and 26B of the LDP2 and Policy 7 of NPF4 are applicable to this application. 74. The submitted Historic Environment Desk Based Assessment (DBA) demonstrates the likely low potential of unknown buried archaeological remains due to recent forestry planting at this site. In 2015 an archaeological walkover survey was undertaken, where this site, and a much wider area, were carefully assessed for any further historic environment assets. However, nothing additional was identified at this location. 75. However, there is a known historic sheepfold to the north of site which has been mentioned in the DBA, but no mitigation proposed for its record. From the plans submitted this feature within the site boundary will be wholly removed and also stone wall. Given that the trees are not fully mature, this feature is likely to still survive within the plantation, and the DBA does not suggest otherwise. 76. In light of the above, it is recommended that a programme of archaeological works should take place to record the post medieval sheepfold and any other upstanding boundaries etc., prior to works commencing on site. This has been covered by the inclusion of a condition. 77. Subject to this condition, the proposed development is considered to be in accordance with LDP2 Policies 26A, 26B and Policy 7 of NPF4. Natural Heritage and Biodiversity 78. NPF4 Policy 3: Biodiversity states that development proposals will contribute to the enhancement of biodiversity, including where relevant, restoring degraded habitats and building and strengthening nature networks and the connections between them. Proposals should also integrate nature-based solutions, wherever possible. Furthermore, development proposals for national or major development, or for development that requires an Environmental Impact Assessment will only be supported where it can be demonstrated that the proposal will conserve, restore Page 69 of 158
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and enhance biodiversity, including nature networks so they are in a demonstrably better state than without intervention. This will include future management. To inform this, best practice assessment methods should be used. 79. NPF4 Policy 4: Natural Places states that development proposals that are likely to have an adverse effect on species protected by legislation will only be supported where the proposal meets the relevant statutory tests. If there is reasonable evidence to suggest that a protected species is present on a site or may be affected by a proposed development, steps must be taken to establish its presence. The level of protection required by legislation must be factored into the planning and design of development, and potential impacts must be fully considered prior to the determination of any application. 80. LDP2 Policy 40: Forestry, Woodland, and Trees states that Tree Surveys, undertaken by a suitably qualified professional, should accompany all applications for planning permission where their sites contain trees and that there is a presumption in favour of protecting woodland resources. 81. Further landscaping is proposed including native planting around the site perimeter, including a 10m wide continuous border of native scrub and tree planting to reduce the visual impact of the equipment, and to increase biodiversity in this location. In proposing a linear planting belt, the aim of the landscaping is to ensure that the surrounding landscape remains as functional as possible with no avoidable loss of useful space, whilst keeping the screening. As the woodland grows, the linear structure of the proposed planting will become less obvious, with potential future self-seeding and assisted seeding from wildlife further softening the appearance of the proposals. 82. In order to ensure a satisfactory standard of development in terms of the proposed planting scheme, conditions have been included, which require the applicant to arrange both a pre- commencement site meeting and a post – planting meeting with PKC Tree Officer. 83. LDP2 Policy 41: Biodiversity states that the Council will seek to protect and enhance all wildlife and wildlife habitats, whether formally designated/protected or not, all whilst taking into account the ecosystems and natural processes in the area. 84. As set out in the PKC Planning for Nature Guidance, and in order for major applications to satisfy NPF4 Policy 3 a Site Biodiversity Action Plan, which sets out quantity, locations, techniques, timescales and monitoring arrangements, is required. In this instance, the submitted Biodiversity Action Plan did not contain the locations nor quantities of all measures and therefore, a condition to ensure that a revised Biodiversity Action Plan is submitted for approval, has been included. A further condition has also been included to ensure that the conclusions and recommendation of the submitted Biodiversity Study are adhered to and implemented in full. 85. A further two conditions have been included at the recommendation of PKC Biodiversity Officer, which relate to an updated Ecology Study and the requirement Page 70 of 158
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of a Construction Environment Management Plan (CEMP) to be submitted for approval. 86. In light of the above, and subject to conditions, the proposed development is in accordance with LDP2 Policies 40, 41, and NPF4 Policies 3, 4. Lifespan of Facility 87. The lifespan of the facility is stated as 30 years. As such, conditional control has been included to ensure that should the energy storage facility not be in use for a continuous period of 12 months, or at the conclusion of this term, that the site is then decommissioned and re-instated to its original use. Developer Contributions 88. Not applicable to this application. Economic Impact 89. The economic impact of the proposal is likely to be minimal and limited to the construction phase of the development. The proposal will support local renewable energy generation by helping balance fluctuations of intermittent energy generation. It will assist in the creation of a national grid asset of regional significance for the Perth and Kinross area. 90. No information has been provided on how the local community will benefit from this application to satisfy the requirement in NPF4 Policy 11(c) (excluding consideration of direct community benefit payments). Consideration should be given to consideration of local priorities, maximising use of local supply chains and opportunities for local training. Consideration should be given to how the development can support NPF4 Policy 25. Grid Connection 91. Following the recent court case of Raeshaw Farms Ltd v Scottish Ministers [2026], the Inner House of the Court of Session quashed planning permission for the Wull Muir wind farm because the decision-maker failed to fully consider the role of the off-site grid connection. The court held that the Reporter had erred by not carrying out a fact-specific assessment of whether the wind farm and its grid connection could together constitute a single “project” for Environmental Impact Assessment (EIA) purposes. Crucially, the Reporter placed too much weight on the way the application was framed, rather than examining the real-world position that the wind farm could not operate, and its claimed benefits could not arise, without a grid connection. The court also found that it was irrational to rely on the benefits of renewable electricity generation while ignoring the environmental effects of the works necessary to realise those benefits. 92. The judgment does not require grid connections to be included in the same planning application as generation infrastructure, nor does it require full engineering detail at Page 71 of 158
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an early stage. However, it makes clear that, when assessing planning applications in Scotland, decision-makers must now explicitly address whether grid connections form part of the wider project and assess their potentially significant cumulative environmental effects to the extent reasonably possible. Simply deferring grid impacts to a future consent, without clear reasoning is no longer sufficient. The case strengthens scrutiny of phased or split consents and has implications beyond wind farms, affecting any development whose operation depends on later infrastructure such as grid, network or transport connections. In light of this, and in order for the Council to assess whether the grid connections form part of the wider project, the grid connection arrangements have been submitted. This will ensure that the Council’s decision is robust and that environmental impacts are appropriately considered. In light of this, the applicant has submitted details of the proposed grid connection, which will result in 4km of underground cabling to connect to the Killin substation. This connection is not considered to result in excessive impacts and would not alter the opinion of the Council as Planning Authority, as discussed in paragraph 5 of this report, that it would require an Environmental Impact Assessment to be undertaken. Low and Zero Carbon Generating Technologies 93. LDP2 Policy 32 ‘Embedding Low and Zero Carbon Generating Technology in New Development’ states that proposals for all new buildings will be required to demonstrate that at least 10% of the current carbon emissions reduction set by Scottish Building Standards will be met through the installation and operation of low and zero-carbon generating technologies. As this proposal includes the erection of a new building, consideration must be given to this requirement. In this instance, and given that the proposed ancillary buildings will stand alone, cover an area of less than 50 square metres and will not be heated, or cooled, there is no requirement for the applicant to submit a statement to demonstrate compliance with current carbon emissions reduction standards. Variation of Application Under Section 32A 94. This application was varied prior to determination, in accordance with the terms of section 32A of the Town and Country Planning (Scotland) Act 1997, as amended. The variations incorporate changes to the proposed Landscape Plan, Noise Impact Assessment and Biodiversity Action Plan. Planning Obligations and Legal Agreements 95. None required. Direction By Scottish Ministers 96. Under the Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013, regulations 30 – 33 there have been no directions by the Scottish Government in respect of an Environmental Impact Assessment screening opinion, call in or notification relating to this application. Page 72 of 158
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Conclusion and Reasons for Recommendation 97. To conclude, the application must be determined in accordance with the Development Plan unless material considerations indicate otherwise. In this respect, the proposal is considered to comply with NPF4, and the adopted Local Development Plan 2 (2019). Account has been taken account of the relevant material considerations, and none has been found that would justify overriding the Development Plan. Accordingly, the proposal is recommended for approval subject to the following conditions. Recommendation Approve, subject to the following conditions: Conditions and Reasons for Recommendation General 1. This planning permission will last only for three years from the date of this decision notice unless the development has been lawfully started within that period. Reason - This is a Planning Permission in terms of Section 58 of the Town and Country Planning (Scotland) Act 1997, as amended by Section 32 of the Planning (Scotland) Act 2019. 2. Construction work shall be limited to Monday to Friday 0700 hours to 1900 hours and Saturday 0800 hours to 1300 hours with no noisy works out with these times or at anytime on Sundays. Reason - In the interests of residential amenity and to ensure a satisfactory standard of local environmental quality during the construction period. 3. No development shall commence on site until all the relevant consents from Stirling Council have been secured. Reason - As part of the application site is located within Stirling Council area. Archaeology and Cultural Heritage 4. Development shall not commence until the developer has secured the implementation of a programme of archaeological work in accordance with a Written Scheme of Archaeological Investigation (WSI) which has been submitted by the developer and agreed in writing by the Council as Planning Authority, in consultation with Perth and Kinross Heritage Trust (PKHT). Thereafter, the developer shall ensure that the programme of archaeological works is fully implemented including that all excavation, preservation, recording, recovery, analysis, publication and archiving of archaeological resources within the development site is undertaken. Should the archaeological works, as required by the WSI, identify a requirement for post-excavation analysis, the development as approved shall not be occupied or Page 73 of 158
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brought into use until a Post-Excavation Research Design (PERD) has been submitted to and agreed in writing by the Council as Planning Authority, in consultation with PKHT. The PERD shall be carried out in complete accordance with the approved details. Furthermore, the developer shall afford access at all reasonable times to PKHT or a nominated representative and shall allow them to observe work in progress. Reason - To ensure archaeological monitoring is carried out to safeguard and record any archaeological remains within the development area. Roads and Transportation 5. Prior to the commencement of the development hereby approved, the applicant shall submit for the further written agreement of the Council as Planning Authority, in consultation with the Roads Authority (Road Network Management), a Traffic Light and Signage Plan. The plan should give due regard to addressing junction visibility within the Perth and Kinross Council boundary. The Traffic Light Plan as approved shall be implemented and strictly adhered to during the entire site construction programme. Reason - In the interest of road safety 6. Prior to the commencement of the development hereby approved, a maintenance agreement shall be entered into, in respect of the construction traffic route, with the Local Roads Authority under Section 96 of the Roads (Scotland) Act 1984. Confirmation of this agreement being in place shall be provided to the Council, as Planning Authority, a minimum of four weeks prior to the commencement of development. These roads shall be inspected on a regular basis and repairs carried out to the timescale and standards specified by the Roads Authority. Reason - In the interest of roads management. 7. Prior to the commencement of the development hereby approved, the applicant shall submit for the further written agreement of the Council as Planning Authority, in consultation with the Roads Authority (Stirling Council) and the Roads Authority (Perth and Kinross Council), a Construction Traffic Management Plan (CTMP) which shall include the following: a. restriction of construction traffic to approved routes and the measures to be put in place to avoid other routes being used b. timing of construction traffic to minimise impact on local communities particularly at school start and finishing times, on days when refuse collection is undertaken, on Sundays and during local events c. a code of conduct for HGV drivers to allow for queuing traffic to pass d. arrangements for liaison with the Roads Authority regarding winter maintenance e. emergency arrangements detailing communication and contingency arrangements in the event of vehicle breakdown Page 74 of 158
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f. arrangements for the cleaning of wheels and chassis of vehicles to prevent material from construction sites associated with the development being deposited on the road g. arrangements for cleaning of roads affected by material deposited from construction sites associated with the development h. arrangements for signage at site accesses and crossovers and on roads to be used by construction traffic in order to provide safe access for pedestrians, cyclists and equestrians i. details of information signs to inform other road users of construction traffic j. arrangements to ensure that access for emergency service vehicles are not impeded k. co-ordination with other significant developments known to use roads affected by construction traffic l. traffic arrangements in the immediate vicinity of temporary construction compounds m. monitoring, reporting and implementation arrangements n. arrangements for dealing with non-compliance; and o. details of HGV movements to and from the site. The CTMP as approved shall be strictly adhered to during the entire site construction programme. Reason - In the interest of road safety. Reason - In the interest of proper site management. Biodiversity and Natural Environment 8. The conclusions and recommended action points within the supporting biodiversity survey submitted and hereby approved (document 29 relates) shall be fully adhered to, respected and undertaken as part of the construction phase of development. Reason - In the interests of employing best practice ecology and to ensure there is no adverse impact on any protected species as identified under the Wildlife and Countryside Act (1981). 9. An updated ecology survey will be required prior to the commencement of works, if works have not commenced within 24 months of the date of the ecology survey approved as part of this permission. The updated survey shall be submitted to the Council as Planning Authority for written agreement and works shall not commence until after such written agreement has been issued by the Council. Reason - In the interests of employing best practice ecology and to ensure there is no adverse impact on any protected species as identified under the Wildlife and Countryside Act (1981). 10. Prior to the commencement of the development hereby approved, a Construction Environmental Management Plan (CEMP) outlining the measures to protect the watercourse from the impact of pollution and sediment to ensure no adverse effects on the River Tay SAC and Loch Tay Marshes SSSI shall be submitted and Page 75 of 158
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approved in writing by the Council as Planning Authority. Thereafter, the CEMP as agreed shall be adhered to in full for the duration of the construction period. Reason - In the interests of protecting environmental quality and of biodiversity. 11. Prior to the commencement of the development hereby approved, a Site Biodiversity Action Plan including the location, quantity, specification and maintenance requirements for biodiversity enhancement measures shall be submitted for the further written agreement of the Council as Planning Authority. Thereafter, the agreed scheme shall be maintained in a reasonable condition for the life of the development. Reason - In the interests of protecting environmental quality and of biodiversity. Trees and Landscaping 12. Prior to the development commencing on site, the applicant shall contact the Council, as planning authority to arrange a pre-commencement site meeting with the appointed landscape contractor, project manager, and PKC Tree Officer to assess site conditions, pre-planting site preparation works, & plant protection methods. The written outcomes of this meeting must be strictly adhered to. Reason - To ensure a satisfactory standard of development and environmental quality and to reserve the rights of the Planning Authority. 13. Prior to development commencing on-site, the applicant shall contact the Council, as planning authority to arrange a post planting site meeting with the appointed landscape contractor, project manager, and PKC Tree Officer to assess completion of landscaping. The written outcomes of this meeting must be strictly adhered to and the landscaping plan hereby approved must be implemented accordingly, prior to the bringing into use of the development. Reason - To ensure a satisfactory standard of development and environmental quality and to reserve the rights of the Planning Authority. 14. Any planting failing to become established within five years shall be replaced in the following planting season with others of similar size, species and number. Reason - To ensure a satisfactory standard of development and environmental quality and to reserve the rights of the Planning Authority. Environmental Health – Noise, Odour and Lighting 15. All plant or equipment shall be so enclosed, attenuated and/or maintained such that any noise therefrom shall not exceed Noise Rating 35 between 0700 and 2300 hours daily, or Noise Rating 20 between 2300 and 0700 hours daily, within any neighbouring residential property, with all windows slightly open, when measured and/ or calculated and plotted on a rating curve chart. Reason - In the interest of protecting residential amenity. Page 76 of 158
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16. Noise from the battery storage facility shall not exceed 33dB, including any relevant penalties for tonality, impulsivity, intermittency, or other sound characteristics, when measured at any residential property in accordance with BS4142 – Method for Rating Industrial Noise Affecting Mixed Residential and Industrial Areas. Reason - In the interest of protecting residential amenity. 17. Prior to the development hereby approved being completed or brought into use, mitigation measures contained within Section 6.0 of the Noise Impact Assessment (NIA – Document No 26), shall be implemented in full. Reason - In the interest of protecting residential amenity. 18. In the event, that justified complaints for noise are received by the Council, the applicant at their own expense, shall employ an independent and suitably qualified consultant to carry out a Noise Assessment from the development. The appointed consultant and methodology for the Noise Assessment shall be submitted to and approved in writing by the Planning Authority in consultation with Environmental Health within 28 days of being notified of the complaint. Within 28 days of approval of appointed consultant and methodology, a Noise Assessment shall be submitted outlining mitigation and recommended timescales for delivery. Thereafter, all mitigation measures shall be implemented within the timescales recommended. Reason - In the interest of protecting residential amenity. 19. All external lighting shall be sufficiently screened and aligned so as to ensure that there is no direct illumination of neighbouring land and that light spillage beyond the boundaries of the site is minimised to a degree that it does not adversely affect the amenity of the neighbouring land. Reason - In the interest of protecting residential amenity. Facility 20. In the event the hereby approved development fails to store electricity on a commercial basis for a continuous period of 12 months, or 30 years from the date of commencement of development, whichever is sooner, then it shall be deemed to have permanently ceased to be required. In such an event the development shall be decommissioned, and the relevant parts of the site reinstated within such timescale as agreed in writing by the Council as Planning Authority. Reason - To ensure the facility is removed from the site at the end of its operational life, and to protect the character of the countryside, the visual amenity of the area and nature conservation interests. 21. Prior to the commencement of development, the exact colouring of the battery storage units shall be submitted to the Council as Planning Authority for written approval. Thereafter, the scheme shall be delivered in accordance with the approved details and maintained for the life of the development. For the avoidance Page 77 of 158
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of doubt, the colouring should be recessive to blend the development in with the surrounding rural landscape. Reason - In the interests of visual amenity and to protect the rural nature of the area. Justification The proposal is in accordance with the Development Plan and there are no material reasons which justify departing from the Development Plan. Procedural Notes None applicable. Informatives 1. Records indicate that at least part of the proposed development site lies within a radon affected area where the measurement/monitoring of radon gas and the installation of mitigation measures may be required. Further information on radon gas and the associated reports that can be obtained is available at www.ukradon.org and at http://shop.bgs.ac.uk/georeports/. 2. Under section 27A of the Town and Country Planning (Scotland) Act 1997 (as amended) the person undertaking the development is required to give the Planning Authority prior written notification of the date on which it is intended to commence the development. A failure to comply with this statutory requirement would constitute a breach of planning control under section 123(1) of that Act, which may result in enforcement action being taken. 3. As soon as practicable after the development is complete, the person who completes the development is obliged by section 27B of the Town and Country Planning (Scotland) Act 1997 (as amended) to give the planning authority written notice of that position. 4. An application for a Building Warrant may be required. 5. Trees and scrub are likely to contain nesting birds between 1 March and 31 August inclusive. Trees and scrub are present on the application site and are to be assumed to contain nesting birds between the above dates. The applicant is reminded that, under the Wildlife and Countryside Act 1981, as amended (section 1), it is an offence to remove, damage or destroy the nest of any wild bird while that nest is in use or being built. Planning permission 6. The applicant is reminded that, should any protected species be present, a license may be required from NatureScot to disturb a protected species. Failure to obtain a license may constitute a criminal act under the Habitats Regulations and penalties are severe for non-compliance. Page 78 of 158
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7. This development will require the 'Display of notice while development is carried out', under Section 27C (1) of the Town and Country Planning Act 1997, as amended, and Regulation 41 of the Development Management Procedure (Scotland) Regulations 2013. The form of the notice is set out in Schedule 7 of the Regulations and a draft notice is included for your guidance. According to Regulation 41 the notice must be: Displayed in a prominent place at or in the vicinity of the site of the development. Readily visible to the public. Printed on durable material. 8. This planning permission is granted subject to conditions, some of which require further information to be submitted to Development Management either before works can start on site or at a certain time. The required information must be submitted via the ePlanning portal if your original application was lodged that way, otherwise send it to us at developmentmanagement@pkc.gov.uk. Please be aware that a fee is payable in respect of each request made, though there is no limit to the number of conditions that can be discharged in a single request. The Fees Charter is available on our website www.pkc.gov.uk. The Council has two months to consider the information. You should therefore submit the required information more than two months before your permission expires. We cannot guarantee that submissions made within two months of the expiry date of your permission will be able to be dealt with before your permission lapses. 9. The developer is advised to contact Sophie Nicol, Historic Environment Manager (Tel: 01738 477027) Perth and Kinross Heritage Trust, to discuss terms of reference for work required. 10. The applicant is advised that, in terms of Sections 56 of the Roads (Scotland) Act 1984, they must obtain from the Council, as Roads Authority, consent to open an existing road or footway prior to the commencement of works. Information on junction types, requirements for Vehicular Access consents (VA1) and application forms are available at www.pkc.gov.uk/vehicleaccess. Advice on the disposal of surface water should be sought at the initial stages of design from Scottish Water and the Scottish Environmental Protection Agency. The appointed contractor should liaise with Stirling Council to raise these works on the Scottish Road Works Register and provide confirmation of such to the Road Authority (Perth and Kinross Council). Background Papers Letters of representation 7 Authors Name Designation Contact Details Alan Atkins Planning Officer (Majors) 01738 475300 developmentmanagement@pkc.gov.uk Page 79 of 158
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Approved Name Designation Date Sean Panton Team Leader (Major Applications and Enforcement) 29 April 2026 Page 80 of 158
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¯ © Crown copyright [and database rights] [2026] OS AC0000805756. You are permitted to use this data solely to enable you to respond to, or interact with, the organisation that provided you with the data. You are not permitted to copy, sub-licence, distribute or sell any of this data to third parties in any form. Planning and Placemaking Committee - 13 May 2026 25/00168/FLM Formation of a 49.9 MW battery energy storage facility comprising battery storage units, ancillary buildings and equipment access road and associated works at land 300 Metres West of Tir Artair, Killin Scale 1:25,000 5(1)(ii) Page 81 of 158
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¯ © Crown copyright [and database rights] [2026] OS AC0000805756. You are permitted to use this data solely to enable you to respond to, or interact with, the organisation that provided you with the data. You are not permitted to copy, sub-licence, distribute or sell any of this data to third parties in any form. Planning and Placemaking Committee - 13 May 2026 25/00168/FLM Formation of a 49.9 MW battery energy storage facility comprising battery storage units, ancillary buildings and equipment access road and associated works at land 300 Metres West of Tir Artair, Killin Scale 1:10,000 5(1)(ii) Page 83 of 158
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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. 26/126) Proposal: Part change of use of an artificial insemination centre to form a distillery Location: Glencarse Stud Farm, Cottown, Glencarse, Perth, PH2 7NL Ref. No: 25/01174/FLL Ward No: P1 - Carse of Gowrie Summary This report recommends approval of the application as the development is considered to comply with the relevant provisions of the Development Plan and there are no material considerations apparent which outweigh the Development Plan. Background and Description of Proposal 1 The site, comprising of two existing buildings, is located at the southern end of the hamlet of Cottown. It is situated adjacent to Cottown House and to the south-east of Oakdene House. The two existing buildings currently have planning permission for use as an artificial insemination centre (99/01630/REM). A further application was submitted in 2015 to remove an occupancy condition attached to the 2000 consent for Cottown House to be occupied by any person(s), not only individuals connected with artificial insemination business. It is understood that the artificial insemination centre has not been in use for a number of years. Historically, the site accommodated a cardboard recycling yard, mink farm and former brickworks factory (Pitfour Brick and Tile Works). 2 The proposal is also located adjacent to a site, under the ownership of the applicant, where four dwellings, currently under construction; were approved in 2017 (application reference: 15/00150/FLL). 3 The vehicle access to the public road network (C484) for the site will be via an existing and privately shared vehicle access (Cottown Road). A right of way (44/5) runs partially along the private access track and on the eastern edge of the wider site. 5(2)(i) Page 85 of 158
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4 The site is located within the settlement boundary of Cottown/Chapelhill as identified within Local Development Plan 2 (LPD2). 5 The proposal is for a change of use and minor alterations to form a distillery. The former stables building would be repurposed for the distillation process, while the former artificial insemination centre and associated offices would primarily function as a bonded warehouse. A portion of the existing offices are currently in use as short-term let accommodation. Site History Application Site 6 99/01630/REM Erection of artificial insemination collection centre, house and stables (reserved matters) 20 October 2000 Application Approved 7 24/00968/LAW Use of dwellinghouse and home office as 3 short term let accommodation units (existing) 17 October 2024 Application Approved Wider Site 8 15/00147/FLL Removal of condition 2 (occupancy) of permission 99/01630/REM (erection of a dwellinghouse, etc) 23 March 2025 Application Approved 9 15/00150/FLL Erection of 4no dwellinghouses 01 March 2015 Application Approved 10 19/00511/FLL Application under Section 42 of the Town and Country Planning (Scotland) Act 1997 to modify condition 5 (private access roads at adoptable standard) of planning permission 15/00150/FLL (erection of 4 dwellinghouses) 21 November 2019 Application Approved Pre-Application Consultation 11 Pre-application Reference: 24/00190/PREAPL 12 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 13 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. Page 86 of 158
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National Planning Framework 4 14 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. 15 The Council’s assessment of this application has considered the following policies of NPF4: Policy 2: Climate Mitigation and Adaptation Policy 3: Biodiversity Policy 9: Brownfield, Vacant and Derelict Land and Empty Buildings Policy 13: Sustainable Transport Policy 14: Design, Quality and Place Policy 22: Flood Risk and Water Management Policy 23: Health & Safety Policy 26: Business and Industry Policy 29: Rural Development Perth and Kinross Local Development Plan 2019 16 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. 17 The principal relevant policies are, in summary; Policy 1A: Placemaking Policy 1B: Placemaking Policy 2: Design Statements Policy 5: Infrastructure Contributions Policy 6: Settlement Boundaries Policy 7A: Business and Industrial Policy 8: Rural Business and Diversification Policy 17: Residential Amenity Policy 53B: Water Environment and Drainage: Foul Drainage Policy 53C: Water Environment and Drainage: Surface Water Drainage Policy 55: Nuisance from Artificial Light and Light Pollution Policy 56: Noise Pollution Policy 57: Air Quality Policy 60B: Transport Standards and Accessibility Requirements: New Development Proposals Page 87 of 158
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Statutory Supplementary Guidance Supplementary Guidance - Developer Contributions & Affordable Housing (adopted in 2023) 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 18 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 19 Creating Places is the Scottish Government’s policy statement on architecture and place. It sets out the comprehensive value good design can deliver. It notes that successful places can unlock opportunities, build vibrant communities and contribute to a flourishing economy and set out actions that can achieve positive changes in our places. National Roads Development Guide 2014 20 This document supports Designing Streets and expands on its principles and is the technical advice that should be followed in designing and approving of all streets including parking provision. Local Place Plans 21 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 22 As part of the planning application process the following bodies were consulted: Page 88 of 158
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Internal 23 Transportation and Development: No objection subject to condition relating to core path which forms part of the access track must not obstructed during building works or on completion. 24 Environmental Health (Noise Odour): No objection subject to conditions relating to plant noise, noise from operations limits, servicing and deliveries hours, external lighting, mitigation measures outlined within Odour Impact Assessment compliance, no odours shall be discernible on boundary with nearest residential property, the submission of an Operational Management Plan (Noise and Odour), noise and odour complaints procedures. 25 Environmental Health (Contaminated Land): No objection. Representations 26 7 objections were received. The main issues raised within the representations are: Road safety concerns Increase in traffic/vehicular movements on shared access track & unsuitability of track for HGV vehicles Drainage and flooding impacts Biodiversity and ecology impacts Inappropriate land use for rural/residential area Impact on residential amenity Nosie and odour impacts Unauthorised works (distillery equipment has already been installed). It was confirmed by a site visit from the case officer that the development has not commenced, the applicant has moved tanks column and boiler pumps and other equipment onsite, therefore, the proposed distillery use is not ‘operational’. Accuracy of submitted information 27 These issues are addressed in the appraisal section of the report. 28 The following issues are not defined as ‘material’ planning considerations: Fire safety (this falls within the remit of Building Standards) Applicant’s character, behaviour, or historic planning disputes Use of wider site for short-term lets Property ownership disputes Historic neighbour disputes Speculative future development fears Page 89 of 158
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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 eg Flood Risk Assessment Not required Appraisal 29 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 30 The proposed development site is located within the settlement boundary of Cottown and Chapehill settlement boundary. The settlement summary description is as follows: “Cottown and Chapelhill is a small collection of houses located on the road leading to Cottown House. The restored former schoolhouse dates from the 18th century. The settlement boundary has been drawn to create an opportunity for small-scale development on the north-west edge. There are no allocations identified”. 31 NPF4 Policy 26 (Business and Industry) states that development proposals for business, general industrial and storage and distribution uses outwith areas identified for those uses in the LDP will only be supported where: i. It is demonstrated that there are no suitable alternatives allocated in the LDP or identified in the employment land audit; and ii. The nature and scale of the activity will be compatible with the surrounding area. 32 NPF4 Policy 29 (Rural Development) seeks to encourage rural economic activity innovation and diversification. The policy supports proposals that contribute to the viability, sustainability and diversity of rural communities and rural economy will be supported, this includes the diversification of existing businesses, production and processing facilities for local produce and the reuse of brownfield land. Page 90 of 158
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33 LDP 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. 34 NPF4 Policy 9 (Brownfield, Vacant and Derelict Land and Empty Buildings) states that development proposals for the reuse of existing buildings will be supported, taking into account their suitability for conversion to other uses. Given the need to conserve embodied energy, demolition will be regarded as the least preferred option. 35 The aforementioned policies are generally supportive to the principle of this proposal given the re-use of the vacant buildings and creation of a new rural business within an existing settlement boundary. Design and Layout 36 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. 37 No major external alterations are proposed to the buildings and therefore will remain unchanged in appearance; however, two flues are to be installed, protruding through the lower part of the roof of the proposed distillery building. 38 As such, there are no design & layout issues associated with this proposal. Residential Amenity 39 NPF4 Policy 23 (Health and Safety) states that development proposals that are likely to raise unacceptable noise issues will not be supported. 40 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. 41 LPD2 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. 42 A number of objections have been received with concerns regarding the noise and odour impacts arising from the proposed development. Page 91 of 158
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Noise 43 The applicant has submitted a Noise Impact Assessment (NIA) in support of this application. 44 The NIA has assessed noise from the plant associated with the proposed distillery, these are 2 x Wanson Vaporax Steam Generators model 250RR and 2x Tooltronix Pumps model PTL-89-QB60. 45 It is proposed that operational process will occur daily five times per week Monday to Friday and will operate between the hours of 0700 and 23:00 hours. 46 Background noise survey was undertaken and 30 dBLA90, 30mins was used for the assessment. 47 The BS4142 noise assessment give a predicted specific sound level of 16dBLAeq at the closest noise sensitive receptor Oakdene (40 metres) to the west of the main distillery building and 8dB LAeq at the short term let accommodation (STLA) (65 metres) to the north. 48 An acoustic feature correction of +7dB has been added to give rating levels of 23dB Oakdene and 15dB STLA. The difference between rating level and background at Oakdene is -7dB and -15dB at the STLA. 49 In accordance with BS4142 criteria the outcome both properties are of a low impact and therefore a low likelihood of adverse impact due to noise at the sensitive receptor assessed. 50 The consultant has also undertaken an assessment in line with BS8233 the predicted internal levels at Oakdene is 1dBLAeq and at the short term let accommodation 22dBLAeq with a 10 dB (A)attenuation for an open window. The predicted levels are well below the daytime criteria of 35dBLAeq. 51 The report concluded that noise from the pumps at the closest NSRs assessed would be of low impact and would be deemed to be acceptable in accordance with BS4142 and BS8233 criteria. 52 Please note that one of the dwellings under construction to the north-east has erroneously been categorised within the noise impact assessment as short-term let accommodation (STLA). A portion of the existing offices are currently in use as short-term let accommodation and were also not factored into the assessment. However, Environmental Health have confirmed that this would not materially affect their assessment as these STL units are not residential. Odour 53 At the request of Environmental Health, applicant submitted an Odour Impact Assessment (OIA). Page 92 of 158
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54 The OIA assessed the potential odour sources associated with the proposed craft distillery operations and the potential effects on the closest sensitive residential receptors (SRRs). 55 The report states that the small-scale craft distillery will produce a range of spirits including vodka, gin, whisky, rum, and arak (a middle eastern distilled drink). Operations are batch based, with limited concurrent processing and no continuous fermentation or distillation. Fermentation is limited to whisky and rum production only, therefore 51% of spirt production will not require fermentation. 56 The report in section 3.3 states the potential odour emissions that may arise from the proposed processes from the distillery operations. This includes odour sources relating to fermentation, gin distillation, draff (spent grain), wash handling and transfers; and cleaning-in-place (CIP). 57 In terms of a meteorological assessment, meteorological data has been obtained from Strathallan Weather Station and a 5-year data set from 2019 to 2024 has been reviewed to capture seasonal and annual variabilities. 58 The report states that the prevailing winds are predominantly from the southwest and west and section 5.3 states that the majority of SRRs are not located directly downwind of the site for the most frequent wind directions. Where alignment with prevailing winds does occur, receptor distances and favourable dispersion conditions significantly reduce potential odour exposure; and any odour perception would be intermittent, short-lived, and low intensity. 59 The qualitative receptor direction analysis further supports the conclusion that the proposed development presents a low odour risk. Table 3 shows the odour exposure risk regards the SRs direction to the prevailing wind. 60 Section 6 of the report recommends mitigation and management measures, which include: Fermentation vessels are designed to be sealed or vented in a controlled manner. Draff removed from site frequently (typically within 24–48 hours) for animal feed or further processing. No long-term on-site storage of odorous by-products. Good housekeeping and regular cleaning regimes. Distillation and cleaning activities managed during normal daytime hours where practicable; and Ongoing monitoring of operations and prompt response to any odour complaints. 61 The report states that with mitigation measures in place any residual odour effects are expected to be negligible and if odours were perceptible would be occasional, short term and unlikely to result in loss of amenity. Page 93 of 158
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62 The OIA concluded that the proposed craft distillery represents a low odour risk and any odour will be low intensity and intermittent and only when batch fermentation is required to produce whisky, rum, and arak. 63 It concluded that the anticipated odour effect at SRRs would be well below the 60uE/m3 screening benchmark, as the small craft distillery aligns with SEPA Category C context, as odour sources are not continuous, production volumes are limited and any emissions are short lived and readily dispersed. 64 In line with IAQM guidance, a qualitative assessment is considered sufficient where odour risk is demonstrably low and therefore qualitative odour dispersion modelling was not undertaken as modelling would not materially alter the planning or environmental conclusions. 65 Please note that the 4 dwellings under construction were not assessed as part of the OIA. However, conditions have been applied relating to odour discernability (Condition 8), and justified odour complaints (Condition 11) to safeguard future residential amenity. 66 Conditions have been applied relating to relating to plant noise (Condition 3), noise from operations limits (Condition 4), servicing and deliveries hours (Condition 5), external lighting (Condition 6), mitigation measures outlined within Odour Impact Assessment compliance (Condition 7), no odours shall be discernible on boundary with nearest residential property (Condition 8), the submission of an Operational Management Plan (Noise and Odour) (Condition 9), noise and odour complaints procedures (Condition 10-11). Roads and Access 67 The site will be accessed from the public road network via an existing, privately shared access track taken from the C484 public road/National Cycle Route 77. A right of way (44/5) runs partially along the private access track and on the eastern edge of the wider site 68 A number of objections have raised concerns regarding the increase in traffic/vehicular movements on the shared access track & unsuitability of track for HGV vehicles, which according to the objection letters is narrow, uneven and has lack of appropriate passing places. Additional concerns relate to road safety (potential conflict with residents, walkers, livestock, cyclists), dangerous road geometry at the double bend of C484, the omission of accurate traffic data; outdated surveys; and misleading transport assumptions. Furthermore, the representations also discussed that the road is jointly owned by residents with access constraints, however, as mentioned above, ownership disputes or road maintenance or upgrade obligations as part of previous consents are not a material to the assessment to this planning application. 69 Transportation and Development were consulted and confirmed that they had no objections to the proposal. Proposed surfacing works were previously conditioned under planning permission 15/00150/FLL & 19/00511/FLL (associated Section 42) Page 94 of 158
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for the existing private access. Transport and Development have raised no requirement for this to be conditioned again as part of the application under assessment. 70 The site plan shows provision for eight car parking spaces, with sufficient space within the site for vehicles to turn. 71 The applicant has submitted a trip generation and traffic flow assessment, which indicates that traffic volumes on Cottown Road are low. The development is expected to generate approximately one vehicle in the morning peak hour and four in the evening peak hour. Additionally, the applicant expanded on the original transport assessment in light of the objections. Alongside peak traffic numbers, off- peak traffic, including deliveries of grain, removal of spent grain and effluent, and occasional van deliveries, is also limited, averaging around 6-7 trips per week. Heavy vehicles movements are minimal, grain deliveries estimated at one truck per month. The applicant stated that overall traffic levels will no greater than and less likely than those associated with the presently authorised (yet not presently operational) artificial insemination business. 72 Given the lack of objection from Transportation and Development and the further supporting information provided by the agent, there are no further implications associated with the proposal from a roads and access perspective. However, a condition has been applied relating to core path which forms part of the access track must not obstructed during building works or on completion (Condition 2). Drainage and Flooding Flood Risk 73 According to SEPA flooding maps, there is localised incidences of small and small watercourse flooding within the wider site. However, this does not affect the existing buildings in question, which benefits from an existing surface water drainage system. Foul Drainage 74 Objections raised concerns regarding foul water storage tanks, effluent management and risk of spills. Regarding the location of the storage tank, the applicant has confirmed that this will be sealed tank located underground, therefore no visual or odour impacts are associated. It was also confirmed that the storage tank and its contents are non-combustible. The applicant also confirmed that the effluent system will be in line with Building Standards and that no effluent will seep into neighbouring properties given the topography of the land which slopes north to south. Conservation Considerations 75 The site is located within a site of archaeological interest (Pitfour Brick and Tile Works- MPK13384). However, it is unlikely that the proposal will affect the site’s Page 95 of 158
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archaeological value given that operations will be taken place within existing buildings. Natural Heritage and Biodiversity 76 There are no natural heritage or biodiversity implications associated with this proposal. It was highlighted at pre-application stage, the potential for bat roosting within the buildings, however due to their age and construction type, roosting potential is unlikely. Developer Contributions 77 The proposal site is located within the full transport infrastructure contributions boundary. The Council’s 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. However, in order to support the economic growth of Perth and Kinross, new employment uses which fall under the Employment Land Use category of the Transport Infrastructure section of this Guidance, and which are to be developed on brownfield land, will not be required to contribute. 78 As a result, a transport infrastructure contribution is not required Economic Impact 79 The economic impact from the proposals includes the creation of a new rural business within an existing settlement boundary. Variation of Application Under Section 32A 80 This application was varied prior to determination, in accordance with the terms of Section 32A of the Town and Country Planning (Scotland) Act 1997, as amended. The variations relate to changes to the existing/ proposed floor plan layout & existing/proposed sections. Planning Obligations and Legal Agreements 81 None required. Direction By Scottish Ministers 82 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. Page 96 of 158
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Conclusion and Reasons for Recommendation 83 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. The core path which forms part of the access track to the site must not be obstructed during building works or on completion. Any damage done to the core path and associated signage during building works shall be made good before occupation of the dwellinghouse. Any temporary restrictions to public access required to facilitate works on site must be agreed in writing first with the Access Officer. Reason – In the interests of public access along the core path. 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 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 the neighbouring residential amenity in the area. 4. Noise from operations on site shall not exceed L A90,1 hour background noise level plus 5dB (A), including any relevant penalties for tonality, impulsivity, intermittency, or other sound characteristics when measured at any residential property in accordance with BS4142:2014+A1:2019. Reason - To safeguard neighbouring residential amenity in the area. Page 97 of 158
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5. Servicing of and deliveries to the premises shall be carried out between 0700 and 1900 Monday to Saturday only, with no servicing or deliveries permitted on Sundays. Reason - To safeguard the 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 the neighbouring residential amenity in the area. 7. All mitigation measures as detailed within Section 6 of the Odour Impact Assessment (document no.38 relates) shall be fully implemented for the lifetime of the development. Reason - To safeguard the neighbouring residential amenity in the area. 8. No odours from the distillery shall be discernible on the boundary with the nearest residential property. Reason - To safeguard the neighbouring residential amenity in the area. 9. Prior to the commencement of the development an Operational Management Plan shall be submitted for the written approval of the planning authority. The plan shall include a Noise Management Plan & Odour Management Plan that includes all sources of noise & odour associated with the craft distillery and, the measures that will be put in place to minimise and/or control noise & odours. 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 the neighbouring residential amenity in the area. 10. In the event of a justified noise complaint being received by the Council the operator shall, at its own expense, employ a consultant approved by the Planning Authority to carry out a noise assessment to verify compliance with conditions 3 and 4 above. The assessment will be carried out to an appropriate methodology agreed in writing with the Planning Authority. If the noise assessment shows that the noise levels do not comply with conditions 3 and 4 a scheme of noise mitigation shall be included with the noise assessment, specifying timescales for the implementation of the scheme and shall be submitted to the Planning Authority with 28 days of the assessment. The mitigation scheme shall thereafter be implemented in accordance with the approved scheme and timescales. Reason - To safeguard the neighbouring residential amenity in the area. 11. In the event of a justified odour complaint being received by the Council the operator shall, at its own expense, employ a consultant approved by the Planning Page 98 of 158
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Authority to carry out an odour assessment to verify compliance with conditions 7 and 8 above. The assessment will be carried out to an appropriate methodology agreed in writing with the Planning Authority. If the odour assessment shows that the odour levels do not comply with conditions 7 and 8 a scheme of odour mitigation shall be included with the odour assessment, specifying timescales for the implementation of the scheme and shall be submitted to the Planning Authority with 28 days of the assessment. The mitigation scheme shall thereafter be implemented in accordance with the approved scheme and timescales. Reason - To safeguard the 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. 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. 4. An application for Building Warrant may be required. 5. A review of the proposed development site did not raise any real concerns, although historical mapping indicates that the proposed development is within the immediate vicinity a former brick and clay works which may have resulted in contamination in the vicinity of the site. Should any contamination be found during the approved works, works should cease, and the Land Quality team should be contacted on 01738 475000 or ContaminatedLand@pkc.gov.uk for further advice. Page 99 of 158
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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 7 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 Page 100 of 158
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¯ © Crown copyright [and database rights] [2026] OS AC0000805756. You are permitted to use this data solely to enable you to respond to, or interact with, the organisation that provided you with the data. You are not permitted to copy, sub-licence, distribute or sell any of this data to third parties in any form. Planning and Placemaking Committee - 13 May 2026 25/01174/FLL Part change of use of an artificial insemination centre to form a distillery Glencarse Stud Farm, Cottown, Glencarse, Perth, PH2 7NLScale 1:25,000 5(2)(i) Page 101 of 158
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¯ © Crown copyright [and database rights] [2026] OS AC0000805756. You are permitted to use this data solely to enable you to respond to, or interact with, the organisation that provided you with the data. You are not permitted to copy, sub-licence, distribute or sell any of this data to third parties in any form. Planning and Placemaking Committee - 13 May 2026 25/01174/FLL Part change of use of an artificial insemination centre to form a distillery Glencarse Stud Farm, Cottown, Glencarse, Perth, PH2 7NLScale 1:10,000 5(2)(i) Page 103 of 158
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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. 5(2)(ii) Page 105 of 158
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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 Page 106 of 158
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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 Page 107 of 158
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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. Page 108 of 158
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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. Page 109 of 158
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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. Page 110 of 158
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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. Page 111 of 158
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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 Page 112 of 158
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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. Page 113 of 158
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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. Page 114 of 158
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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 Page 115 of 158
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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. Page 116 of 158
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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 Page 117 of 158
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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 Page 118 of 158
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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. Page 119 of 158
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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 Page 120 of 158
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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 Page 121 of 158
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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). Page 122 of 158
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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. Page 123 of 158
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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). Page 124 of 158
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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. Page 125 of 158
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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. Page 126 of 158
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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. Page 127 of 158
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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 Page 128 of 158
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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 Page 129 of 158
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¯ © Crown copyright [and database rights] [2026] OS AC0000805756. You are permitted to use this data solely to enable you to respond to, or interact with, the organisation that provided you with the data. You are not permitted to copy, sub-licence, distribute or sell any of this data to third parties in any form. Planning and Placemaking Committee - 13 May 2026 25/01834/FLL Erection of staff accommodation unit, amenity building, cafe, formation of outdoor seating area, car park and associated works at Moor of Rannoch Hotel, Rannoch, PitlochryScale 1:20,000 5(2)(ii) Page 131 of 158
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¯ © Crown copyright [and database rights] [2026] OS AC0000805756. You are permitted to use this data solely to enable you to respond to, or interact with, the organisation that provided you with the data. You are not permitted to copy, sub-licence, distribute or sell any of this data to third parties in any form. Planning and Placemaking Committee - 13 May 2026 25/01834/FLL Erection of staff accommodation unit, amenity building, cafe, formation of outdoor seating area, car park and associated works at Moor of Rannoch Hotel, Rannoch, PitlochryScale 1:10,000 5(2)(ii) Page 133 of 158
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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 5(2)(iii) Page 135 of 158
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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 Page 136 of 158
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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 Page 137 of 158
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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 Page 138 of 158
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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: Page 139 of 158
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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 Page 140 of 158
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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; Page 141 of 158
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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; Page 142 of 158
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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. Page 143 of 158
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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 Page 144 of 158
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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 Page 145 of 158
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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. Page 146 of 158
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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). Page 147 of 158
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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 Page 148 of 158
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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. Page 149 of 158
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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: Page 150 of 158
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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. Page 151 of 158
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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, Page 152 of 158
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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. Page 153 of 158
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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 Page 154 of 158
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¯ © Crown copyright [and database rights] [2026] OS AC0000805756. You are permitted to use this data solely to enable you to respond to, or interact with, the organisation that provided you with the data. You are not permitted to copy, sub-licence, distribute or sell any of this data to third parties in any form. Planning and Placemaking Committee - 13 May 2026 25/01855/FLL Erection of a replacement agricultural building for continued free-range egg production and associated works Gloagburn Farm, Tibbermore, Perth, PH1 1QLScale 1:25,000 5(2)(iii) Page 155 of 158
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¯ © Crown copyright [and database rights] [2026] OS AC0000805756. You are permitted to use this data solely to enable you to respond to, or interact with, the organisation that provided you with the data. You are not permitted to copy, sub-licence, distribute or sell any of this data to third parties in any form. Planning and Placemaking Committee - 13 May 2026 25/01855/FLL Erection of a replacement agricultural building for continued free-range egg production and associated works Gloagburn Farm, Tibbermore, Perth, PH1 1QLScale 1:10,000 5(2)(iii) Page 157 of 158
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