26/00228/42M
Perth and Kinross Council · 8 July 2026
Back to Planning and Placemaking Committee — 8 July 2026 and its agenda
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Perth and Kinross Council Planning and Placemaking Committee - 8 July 2026 Report of Handling by Development Management and Building Standards Service Manager (Report No. 26/205) Proposal: S42 application to vary conditions 1, 3, 4, 5, 6, 7, 8, 12, 15, 19, 22, 23, 24, 26, 32, 33, 34, 35, 36, 38, 39, 40, 41, 42, 43, 45, 46, 49, 50 and 53 of planning permission in principle 20/00667/IPM Location: Perth West (MU70) Old Gallows Road, Perth Ref. No: 26/00228/42M Ward No: P9 - Almond and Earn Summary This report recommends approval of the application as the proposed revised wording of the above conditions of 20/00667/IPM, and development of the various elements of that application, which would result, is considered to comply with the relevant provisions of the Development Plan. Furthermore, there are no material considerations apparent which outweigh the Development Plan. Background and Description of Proposal 1 The application site extends to approximately 257 hectares (ha), of which 161ha forms part of the 262.3ha Perth and Kinross Local Development Plan 2019 (LDP2) allocation, referenced as MU70 and generally referred to as ‘Perth West’. The application site therefore includes 95ha of land outwith the MU70 allocation. Of the land outwith the site, this comprises: 84 hectares of woodland at ‘West Lamberkin Wood’, located in the western part of the site; and a further 11 hectares of woodland at ‘Lamberkin Wood’, on the south side of the A9. A smaller parcel of circa 1.1ha is situated on the east side of the A9, at Broxden Business Park and is to accommodate a point of access. 2 The overall MU70 allocation is identified within LDP2 for: 2,210-3,453 homes; 25+ hectares of employment land; two local employment and community focussed centres; land for a medical centre; land for two ‘double stream’ primaries; and land for cemetery provision, within either the MU70 allocation or Lamberkin Woodland.
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3 As the name would suggest, the application site is located immediately to the west of Perth, beyond the A9(T). It is generally characterised by open arable agricultural land, related landscaped shelterbelts, with active farm groupings at East Mid-Lamberkin and West Mid-Lamberkin. There are seven other residential properties within the site: Mid Lamberkin Cottages (two), Cotton Cottages (three) and Windyedge Cottages (two). 4 Other site surroundings are: further farmland and forestry to the south, west and north. To the north-east and west of the A9, there is a collection of buildings around ‘Glendevon Farm’, adjacent to Old Gallows Road and known as ‘Noah’s Ark’. That complex mainly comprises of business uses and leisure facilities. All these properties are accessed from Perth by a single-lane road bridge over the A9. 5 A key component of the proposals is the development of a ‘Perth Eco-Innovation Park’ (PEIP), comprising circa 26 ha in the southern and eastern part of the site. This PEIP proposes a grouping of businesses within the energy, logistics and mobility sectors co-located with academic institutions, to form a ‘knowledge hub’. The PEIP also seeks to take advantage of the locational attributes of Perth: as an axis with the north-east, north-west, and central belt of Scotland, whilst capitalising on future investment in energy, mobility, and data sectors. 6 Within the PEIP, a ‘Perth Innovation Highway’ (PIH) is included and proposes to develop and implement a new strategy of how people and goods move in and out of Perth; and inform the land uses which would enable future mobility patterns to be decarbonised, connected and accessible. The PIH will be the first stage of creating a city/region link between the PEIP site and Perth city centre. PIH benefits from funding from the UK Government, via the Tay Cites Deal. The PIH is identified as a corridor of land, to contain physical and digital infrastructure that will connect and enable delivery of land uses, including: a freight consolidation centre; and ‘last mile’ logistics centre and integrate these with existing and future neighbourhoods. It proposes to facilitate route prioritisation for public transport, support active travel, and enable new models of urban logistics, which would be integrated with digital infrastructure (e.g. smart lighting, responsive traffic lights). Site History 18/01184/SCOP - EIA Scoping Request for Mixed Use Development. Content of EIA Report agreed September 2018. 20/00001/PAN - Proposal of Application Notice for Mixed Use Development, Contents of PoAN accepted February 2020 20/00667/IPM - Mixed use development comprising residential, business (class 4), general industry (class 5), storage and distribution (class 6), shops (class 1), financial, professional and other services (class 2), food and drink (class 3), hotels (class 7), non-residential institutions (class 10), bus depot, car parking, Perth Innovation Highway, hydrogen fuelling/charging centre, formation of road
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junction, underpass and road network, road alterations, footways, cycleways, greenspace, landscaping, and associated works (in principle). Granted 1.06.21 Environmental Impact Assessment 7 The proposal is of a type listed within Schedule 2 of the EIA Regulations and overall agreement between PKC and the applicant was reached, without the need for screening, that the proposals comprised EIA development. As such the proposal was the subject of an EIA scoping (18/01184/SCOP) to determine what subject areas required to be assessed and included in an EIA Report. An EIA Report was consequently submitted with this application. Pre-Application Consultation 8 The proposed development is classed as a Major development in terms of the Town and Country Planning (Hierarchy of Developments) (Scotland) Regulations 2009. However, given that this application is to vary the wording of certain conditions associated with 20/00667/IPM, the applicant was not required to undertake any formal pre-application consultation with the local community. Development Plan 9 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 10 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. 11 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 14: Design, Quality and Place • Policy 15: Local Living and 20 Minute Neighbourhoods • Policy 16: Quality Homes • Policy 17: Rural Homes • Policy 22: Flood Risk and Water Management • Policy 23: Health and Safety
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• Policy 26: Business and Industry Perth and Kinross Local Development Plan 2019 12 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. 13 The principal relevant policies are, in summary: • Policy 1A: Placemaking • Policy 1B: Placemaking • Policy 1C: Placemaking • Policy 1D: Placemaking • Policy 2: Design Statements • Policy 4: Perth City Transport and Active Travel • Policy 5: Infrastructure Contributions • Policy 7B: Employment and Mixed Used Areas: Mixed Use Sites • Policy 13: Retail and Commercial Leisure Proposals • Policy 14A: Open Space Retention and Provision: Existing Areas • Policy 14B: Open Space Retention and Provision: Open Space within New Developments • Policy 15: Public Access • Policy 16: Social, Cultural and Communities Facilities • Policy 20: Affordable Housing • Policy 23: Delivery of Development Sites • Policy 25: Housing Mix • Policy 26A: Scheduled Monuments and Archaeology: Scheduled Monuments • Policy 26B: Scheduled Monuments and Archaeology: Archaeology • Policy 27A: Listed Buildings • Policy 30: Protection, Promotion and Interpretation of Historic Battlefields • Policy 31: Other Historic Environment Assets • Policy 32: Embedding Low & Zero Carbon Generating Technologies in New Development • Policy 33A: Renewable and Low Carbon Energy: New Proposals for Renewable and Low-Carbon Energy • Policy 34A: Sustainable Heating & Cooling: Heat Networks, Major Development and LDP Site Allocations • Policy 34B: Sustainable Heating & Cooling: Co-Location of Heat and Cooling Users / Producers • Policy 38B: Environment and Conservation: National Designations • Policy 38C: Environment and Conservation: Local Designations • Policy 39: Landscape • Policy 40A: Forestry, Woodland and Trees: Forest and Woodland Strategy
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• Policy 40B: Forestry, Woodland and Trees: Trees, Woodland and Development • Policy 41: Biodiversity • Policy 42: Green Infrastructure • Policy 43: Green Belt • 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 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 54: Health and Safety Consultation Zones • Policy 55: Nuisance from Artificial Light and Light Pollution • Policy 56: Noise Pollution • Policy 57: Air Quality • Policy 58A: Contaminated and Unstable Land: Contaminated Land • Policy 59: Digital Infrastructure • Policy 60A: Transport Standards and Accessibility Requirements: Existing Infrastructure • Policy 60B: Transport Standards and Accessibility Requirements: New Development Proposals Statutory Supplementary Guidance • Supplementary Guidance - Flood Risk and Flood Risk Assessments (adopted in 2021) • Supplementary Guidance - Forest & Woodland Strategy (adopted in 2020) • (adopted in 2020) • Supplementary Guidance - Landscape (adopted in 2020) • Supplementary Guidance - Open Space Provision for New Developments (adopted in 2021) • Supplementary Guidance - Placemaking (adopted in 2020) Other Material Considerations PKC Non-Statutory Guidance • Planning Guidance - Delivery of Development Sites • Planning Guidance - Loch Leven SPA, the Dunkeld-Blairgowrie Lochs SAC and the River Tay SAC • Planning Guidance - Planning & Biodiversity
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National Guidance 14 The Scottish Government expresses its planning policies through Planning Notes, Creating Places, Designing Streets, National Roads Development Guide and a series of Circulars in addition to NPF4. Those relevant are listed below. Planning Advice Notes 15 The following Scottish Government Planning Advice Notes (PANs) and Guidance Documents are of relevance to the proposal: • PAN 75 Planning for Transport Creating Places 2013 16 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 17 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 18 As part of the planning application process the following bodies were consulted: External 19 Transport Scotland - No objection, subject to a revision in the wording of Conditions 4 and 5, to include Transport Scotland’s involvement 20 Perth and Kinross Heritage Trust (PKHT) - No objection. However, given the sensitivities around developing on a designated battlefield and the requirement/ intent to develop in a manner that is appropriate to the place and the character of this site, it is the opinion of PKHT that a Design and Access Statement should still be required, as per the wording of the existing condition. Furthermore, PKHT would need to see some reference to them in Condition 38, in order to ensure that it is fit for purpose. Internal 21 Development Plan Team - No objection. The proposed variations are largely considered justified and necessary.
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22 Biodiversity - No objection. The proposed revision to the relevant biodiversity and trees conditions are considered reasonable. 23 Planning Enforcement Officer (Trees) - No objection. 24 Transportation and Development - There is no objection to this application, subject to the original conditions being applied. However, it is recommended that the proposed wording of the following conditions is revised: 1,3,5,6,7,8,12,15,22,23,24,45. 25 Structures and Flooding - No objection. The proposal seeks to amend the wording and timing of conditions associated with Planning Permission in Principle 20/00667/IPM to reflect revised phasing. No changes are proposed to the layout of the site or to the established principles for drainage and flood risk management. However, the requirement for submission and approval of an updated Flood Risk Assessment and detailed Drainage Strategy, including SUDS design, remains secured through existing planning conditions and will be addressed at the relevant stages. 26 Environmental Health (Contaminated Land) - No objection. There are no adverse comments in relation to the s42 application to vary condition 34 contaminated land of planning permission in principle 20/00667/IPM. 27 Environmental Health (Noise Odour) - No objection. There are no adverse comments in relation to the s42 application to vary condition 32 Air Quality and Condition 33 Noise of planning permission in principle 20/00667/IPM. 28 Developer Contributions Officer - No objection, subject to a Members Update to be drafted, which outlines the variation to the Section 75 Agreement that is still pending. Representations 29 No representations were received. Additional Statements Screening Opinion EIA required Environmental Impact Assessment (EIA): Environmental Report EIA 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
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Appraisal 30 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 31 PKC Local Development Plan 2, MU70, is allocated for mixed used development including up to 3,453 homes; 25+ hectares employment land; 2 local employment and community centres; medical centre, 2 double-stream primaries and cemetery provision (within the allocation or within Lamberkin Woodland). In terms of the LDP2 MU70 allocation, approximately 50% is incorporated into the application site. MU70 is intended to support the growth and expansion of Perth. 32 The principle of the overall development, approved by the parent application, has been previously established, ultimately through the approval of the extant planning permission (20/00667/IPM). This is a significant material consideration and therefore, the principle of the development is well-established and does not need reviewed through this S42 application. However, the changes sought to the conditions must still align with the provisions of the aforementioned Development Plan. 33 The changes sought to the conditions have been requested to ensure that information is submitted at the appropriate time of the development. Many of the conditions in their current wording would require an extensive amount of information to be submitted as part of the first approval of matters application. This would make the first approval of matters application have significant requirements. This is no longer considered to be appropriate as the first approval of matters application is likely to be an infrastructure only application. It is not considered proportionate that all of the information currently required is submitted for an application such as this. Consequently, it is sought to amend a number of conditions to ensure that the information sought is only required at the required phase of the development. This will ensure that smaller scale infrastructure only applications, or similar, are not met with significant requirements. It is important to note that it is not sought to delete any of the requirements attached to the parent permission through this section 42 application. Instead, it is only sough to amend the timing of the requirements to be proportionate to the phase of the development. All relevant consultees have been contacted, none of which have any objection to the proposed re-wording of the conditions. 34 The technical variation of conditions 1, 3, 4, 5, 6, 7, 8, 12, 15, 19, 22, 23, 24, 26, 32, 33, 34, 35, 36, 38, 39, 40, 41, 42, 43, 45, 46, 49, 50 and 53 of permission
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26/00228/42M, is therefore not considered contrary to the general terms of the Development Plan. The content of the conditions will still be required to be adhered to, although will now be timed more appropriately to accord with the overall phasing of the development. Developer Contributions 35 Not applicable to this application. Economic Impact 36 Not applicable to this application Variation of Application Under Section 32A 37 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 38 None required. Direction By Scottish Ministers 39 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. Other Matters 40 As part of this application, it is appropriate to consider and review other material considerations and associated conditions in the extant planning permission. There were 57 planning conditions associated with planning application 20/00667/IPM, and it Is good practice, where seeking to approve a S42 application, to review and update conditions to meet current regulations and requirements. Similarly, any conditions that still require to be addressed or adhered to, should remain. The original suite of conditions has therefore been reviewed and updated reflective of the ongoing nature of the development. Conclusion and Reasons for Recommendation 41 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
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the Development Plan. Accordingly, the proposal is recommended for approval subject to the following conditions. Recommendation Subject to the following conditions: Conditions and Reasons for Recommendation NB. The changes to the conditions from the previous permission are identified by red. 1. The Permission hereby approved shall be limited to: • residential development of a maximum of 1,500 dwellings; • commercial development of 26 hectares comprising: business (class 4); general industry (class 5); storage and distribution (class 6); shops (class 1); financial; professional and other services (class 2); food and drink (class 3); hotels (class 7); and non-residential institutions (class 10); and • Infrastructure development comprising: bus depot; car parking; Perth Innovation Highway; hydrogen fuelling/charging centre; formation of road junction; underpass and road network; road alterations; footways; cycleways; greenspace; landscaping; and associated works. No works in connection within any individual phase of the development hereby approved shall take place until full details of the siting, design, external appearance and landscaping of the development and the means of access serving the development of that phase (hereinafter referred to as the 'matters specified by condition') have been submitted to and approved in writing by the Planning Authority. The specified matters, where relevant to that phase, shall include: i. a detailed updated phasing and delivery plan (incorporating commercial, residential, transport infrastructure, drainage infrastructure and open space) which shall specify that commercial uses are delivered in the first zones within Phase 1a and Phase 1b and for the delivery of Phases 1-3 to accord with the Transport Assessment (Ref: 20/00667/15); ii. a detailed levels survey (existing and proposed) and cross sections showing proposed finished ground and floor levels of all buildings forming part of each development phase, relative to existing ground levels and a fixed datum point. iii. the siting, design, height, and external materials of all buildings or structures iv. the details of all access, car parking, public transport facilities, footpaths/cycleways, the road layout, design, and specification (including the disposal of surface water) and related structures throughout the relevant phase of the development.
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v. details of any screen walls/fencing including any retaining walls to be provided. vi. for each building, specifying measures to maximise environmental sustainability through design, orientation and planting or any other means. These measures shall include a scheme that demonstrates how current carbon emissions reduction set by the Scottish Buildings Standards will be met through the installation and operation of low and zero-carbon technologies, specifying what these technology types are, their location and ongoing operation and maintenance; vii. details of any landscaping, structure planting, boundary treatments and screening associated within the relevant phase of the development; viii. full details of the proposed means of disposal of foul and surface water from the development; ix. noise impact assessment x. lighting details; xi. bin storage, collection location, recycling facilities provision and access; xii. biodiversity action plan xiii. a green travel plan including provision of electric vehicle (EV) charging points; xiv. archaeological working scheme of investigation; xv. updated Transport Assessment; Each phase of the development shall thereafter be carried out in full accordance with the details approved for that phase and any approved Phasing and Delivery Plan, unless otherwise agreed in writing by the Planning Authority. Reason: This is a Planning Permission in Principle under Section 59 of the Town and Country Planning (Scotland) Act 1997 (as amended). 2. The submitted Masterplan (Ref: 20/00667/15) and Development Parameters Plan and Schedule of Uses and Floorspace (Ref: 20/00667/5) are purely indicative only and are not approved. Reason: The application is for planning permission in principle only at this stage. 3. As part of any application for the Approval of Matters Specified by Condition (AMSC) under Condition 1(iv), all matters shall be in accordance with the standards required by the Council as Roads Authority (as detailed in the National Roads Development Guide). Reason: In the interests of road safety. 4. The development of the application site, shall be reviewed by 2035 or when there have been 1,001 housing units or 20 hectares of employment land developed, whichever comes first, to reassess the impact on the road network and the amount of modal shift. The applicant shall refer to LDP2 Main Issue Report or page 52/189 of the Perth West: Transport Assessment Ref: GB01T20A18.2PROJ.10964013 (SYSTRA, 22/05/20) for details of the "Pause and Review". No further development shall take place until the review has been
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undertaken, submitted, and agreed in writing by the Council as Planning Authority. Reason: In the interests of road safety. 5. As part of the first Approval of Matters Specified by Condition (AMSC) application, if relevant to that phase, details of the proposed multi-storey car park shall be submitted for the approval of the Council as Planning Authority. For the avoidance of doubt the multi-storey car park must occur before the implementation of any parking restrictions on Lamberkine Drive or Tweed Place and continue to be available for the vehicles displaced as result of the restrictions. The number of parking spaces to be made available for displaced vehicles shall be agreed with the Council as Planning Authority before the first AMSC application. Reason: In the interests of road safety. 6 As part of any Approval of Matters Specified by Condition (AMSC) application, all external lighting and streetlighting details relevant to that phase, submitted under Conditions 1 (iv) and/or (x) shall be designed to 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 minimising light pollution, protecting amenity and road safety. 7. As part of the first Approval of Matters Specified by Condition (AMSC) application, if relevant to that phase of the development, a detailed design for the signalisation identified for the A93/Lamberkine Drive shall be provided and including the upgrade of the zebra crossing on Lamberkine Drive to a controlled crossing, to reduce the impact of queueing from the development. A detailed design shall be undertaken, along with a date for their implementation by the developer and shall be agreed in writing by the Council as Planning Authority. Thereafter the development shall be fully undertaken in accordance with the approved scheme. Reason: In the interests of road safety. 8. As part of the first Approval of Matters Specified by Condition (AMSC) application if relevant to that phase of the development, a scheme for mitigation measures for the core path CTYS/112; Cycleway, Lamberkine Drive & Cedar Drive to Fairhill View & Glasgow Road at Woodlands, where it crosses Lamberkine Drive, shall be submitted to and approved in writing by the Council as Planning Authority. This scheme shall include a detailed design that facilitates the safe crossing of pedestrians and cyclists and must also specify a date for its implementation by the developer. The scheme as approved shall be implemented prior to the occupation of the 100th dwellinghouse. Reason: In the interests of road safety.
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9. As part of any application for the Approval of Matters Specified by Condition (AMSC), the phasing of the project as part of any approval under Condition 1(i) of this permission, will be such that the upgraded A9(T) Tibbermore grade- separated junction shall be operational by the completion of the 1,001st housing unit on the site. Reason: In the interests of road safety. 10. No development shall commence until appropriate mitigation measures have been agreed to address the impact of the development at the Broxden Roundabout on the A9 trunk road. The nature of the mitigation shall either be physical improvements to this junction in the form of traffic signals and widening of approaches, or a financial contribution in lieu of the said physical works. The details of the physical works or the level of financial contribution required shall be agreed in writing with the Planning Authority, in consultation with Transport Scotland. Reason: To mitigate the adverse impact of the development on the safe and efficient operation of the trunk road network. 11. Prior to the commencement of any works on site, a scheme for the delivery of the proposed Broxden Underpass shall be submitted to and approved in writing by the Planning Authority, in conjunction with Transport Scotland. Thereafter, the approved details shall be implemented in accordance with the approved timescales. Reason: To mitigate the impact of the development on the safe and efficient operation of the trunk road. 12. Prior to the occupation of any unit on site, a scheme for the delivery of a signal controlled A93 / Lamberkine Drive junction shall be submitted to and approved in writing by the Planning Authority in conjunction with Transport Scotland. Thereafter, the approved details shall be implemented in accordance with the approved timescales. Reason: To mitigate the impact of the development on the safe and efficient operation of the trunk road. 13. Prior to the commencement of any works on Phase 3 of the development, a scheme for the delivery of the proposed Tibbermore grade-separated junction shall be submitted to and approved in writing by the Planning Authority in conjunction with Transport Scotland. Thereafter, the approved details shall be implemented in accordance with the approved timescales. Reason: To mitigate the impact of the development on the safe and efficient operation of the trunk road. 14. Prior to the commencement of any works on Phase 3 of the development, a scheme for the delivery of the proposed Tibbermore Link Road shall be
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submitted to and approved in writing by the Planning Authority in conjunction with Transport Scotland. Thereafter, the approved details shall be implemented in accordance with the approved timescales. Reason: To mitigate the impact of the development on the safe and efficient operation of the trunk road. 15. Prior to the commencement of any works on site, a scheme for the delivery of the proposed temporary emergency access shall be submitted to and approved in writing by the Planning Authority in consultation with Transport Scotland. Thereafter, the approved details shall be implemented in accordance with the approved timescales. The temporary access shall be closed once the A9 Tibbermore grade-separated junction becomes operational. Reason: To mitigate the impact of the development on the safe and efficient operation of the trunk road. 16. Prior to the commencement of any works on site, a Construction Traffic Management Plan (CTMP) for each phase of the development, covering the construction of that phase, shall be submitted for prior approval of the Planning Authority, after consultation with Transport Scotland as the Trunk Road Authority. Reason: To minimise interference with the safety and free flow of the traffic on the trunk road; to ensure the safety of pedestrians and cyclists using the trunk road and adjacent facilities; and to be consistent with current guidance and best practice. 17. 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 Scheme (CTMS) which shall include the following: a) b) c) d) e) f) g) h) i) j) k) l) restriction of construction traffic to approved routes and the measures to be put in place to avoid other routes being used; 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; a code of conduct for HGV drivers to allow for queuing traffic to pass; arrangements for liaison with the Roads Authority regarding winter maintenance; emergency arrangements detailing communication and contingency arrangements in the event of vehicle breakdown; 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; arrangements for cleaning of roads affected by material deposited from construction sites associated with the development; 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; details of information signs to inform other road users of construction traffic; arrangements to ensure that access for emergency service vehicles are not impeded; co-ordination with other significant developments known to use roads affected by construction traffic; traffic arrangements in the
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immediate vicinity of temporary construction compounds; m) the provision and installation of traffic counters at the applicant's expense locations to be agreed prior to the commencement of construction; n) monitoring, reporting and implementation arrangements; o) p) arrangements for dealing with non- compliance; and details of HGV movements to and from the site. The CTMS as approved shall be strictly adhered to during the entire site construction programme. Reason: In the interests of road safety. 18. All vehicles transporting construction material to and from the proposed development shall be sheeted. Reason: To ensure that material from the site is not deposited on the trunk road to the detriment of road safety. 19. Prior to the commencement of any works on each phase of the development, vehicle wheel cleaning facilities shall be installed and brought into operation on the site, the design and siting of which shall be subject to the prior approval of the Planning Authority, after consultation with Transport Scotland as the Trunk Road Authority. Reason: To ensure that material from the site is not deposited on the trunk road to the detriment of road safety. 20. Prior to the occupation of any part of the phased development, a comprehensive Residential Travel Plan that sets out proposals for reducing dependency on the private car shall be submitted to and approved in writing by the Planning Authority, after consultation with Transport Scotland as the Trunk Road Authority. The Travel Plan shall identify measures to be implemented, the system of management, monitoring, review, reporting and the duration of the plan. Reason: To be consistent with the requirements of PAN 75 Planning for Transport. 21. Prior to the occupation of any part of the phased development, a comprehensive Commercial Travel Plan that sets out proposals for reducing dependency on the private car shall be submitted to and approved in writing by the Planning Authority, after consultation with Transport Scotland as the Trunk Roads Authority. The Travel Plan shall identify measures to be implemented, the system of management, monitoring, review, reporting and the duration of the plan. Reason: To be consistent with the requirements of PAN 75 Planning for Transport. 22. Development shall not commence until a detailed phased Green Travel Plan (GTP), aimed at encouraging more sustainable means of travel, as required under Condition 1 (xiii), has been submitted to and agreed in writing by the Council as Planning Authority. A strategy shall be included in the GTP for
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monitoring, reporting, and updating the plan as necessary. The GTP will have particular regard to provision for: a) b) c) d) e) walking and cycling; public transport access to and within the site; provision of electric vehicle (EV) charging points within all residential, commercial and community use development parcels; identify measures to be provided (including the provision of new and/or enhanced public transport services); any phasing, the system of management, monitoring, review, reporting and the duration of the Plan. The GTP as agreed shall be fully implemented by the applicant. Reason: In the interests of sustainable transport. 23. Prior to the commencement of any phased development, with the exception of any infrastructure only phases, a Development Phasing Strategy shall be submitted to and agreed in writing with the Planning Authority, after consultation with Transport Scotland as the Trunk Road Authority, that establishes what level of development mitigation interventions will be required. Reason: To minimise any interference with the safety and free flow of traffic on the trunk road network. 24. Prior to the commencement of any phased development, if relevant to that phase of the development, a Public Transport Strategy shall be submitted to and agreed in writing with the Planning Authority, after consultation with Transport Scotland as the Trunk Road Authority, that considers the various public transport improvements cited in the Transport Assessment. Reason: To ensure that the development is adequately served by public transport services; and to minimise any interference with the safety and free flow of traffic on the trunk road network. 25. A barrier of a type approved by the Planning Authority, after consultation with Transport Scotland as the Trunk Road Authority, shall be provided and maintained by the developer or subsequent owner of the land along the boundary of the site with the trunk road. Reason: To minimise interference with the safety and free flow of the traffic on the trunk road; and to minimise the risk of pedestrians and animals gaining uncontrolled access to the trunk road with the consequential risk of accidents. 26. Prior to the commencement of any works on site, details of the lighting relating to that phase of works shall be submitted for the approval of the Planning Authority, after consultation with Transport Scotland as the Trunk Road Authority. Reason: To ensure that there will be no distraction or dazzle to drivers on the trunk road and that the safety of the traffic on the trunk road will not be diminished. 27. There shall be no drainage connections to the trunk road drainage system. Reason: To ensure that the efficiency of the existing drainage network is not affected.
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28. The proposed development shall be limited to the scale assessed within the Transport Assessment (Ref: 20/00667/15). Reason: To ensure that the scale of development does not exceed that assessed by the supporting Transport Assessment and to ensure that the scale of development is commensurate with the infrastructure required to support the development. 29. 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 outwith these times or at any time on Sundays or bank holidays (as identified by the Scottish Government). Reason: To ensure a satisfactory standard of local environmental quality. 30. As part of any Approval of Matters Specified by Condition (AMSC) application, a detailed Construction Environmental Management Plan (CEMP) detailing environmental mitigation measures and construction method statements, including specific measures for environmental monitoring during construction, shall be submitted for the written agreement of the Council as Planning Authority in consultation with NatureScot, Scottish Environment Protection Agency (SEPA) and Environmental Health. Such details shall be submitted not less than two months prior to the agreed scheduled commencement date and shall incorporate detailed pollution avoidance and mitigation measures for all construction elements. The CEMP shall include noise & vibration and dust assessments; to assess the impacts from construction operations. The CEMP shall also include procedures, limit values and mitigation measures to control noise and vibration and a detailed quantitative dust assessment shall be undertaken. Thereafter the development shall be fully undertaken in accordance with the agreed CEMP. Reason: In the interest of proper site management and to protect the amenity of the area. 31. Prior to the commencement of the development hereby approved, an independent and suitably qualified Ecological Clerk of Works (ECoW) shall be appointed at the developers' expense. Details of this appointment shall be subject to the prior written agreement of the Council as Planning Authority. The appointed person will remain in post for the duration and subsequent restoration of the proposed development. The ECoW shall have responsibility for the following: • Implementation of the Construction Environmental Management Plan (CEMP) approved by this permission. Implementation of the Aftercare Monitoring Plan (AMP) required by this permission. • Authority to stop operations or to alter construction methods should there be any works occurring which are having an adverse impact on the natural heritage.
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• Prior to the commencement of development, they shall provide an environmental / ecological toolbox talk for construction staff. • They will have authority to amend working practices in the interests of natural heritage. Any amendments shall be submitted to the Council as Planning Authority as an addendum to the approved CEMP. • They shall make weekly visits to the development site at a time of their choosing. No notification of this visit is required to be given to the developer or contractor. • Within 10 working days of the end of each calendar month, they are required to submit a detailed monthly report for the review of the Planning Authority in consultation with Scottish Environment Protection Agency (SEPA) for the duration of development. • They shall notify the Council as Planning Authority in writing of any requirement to halt development in relation to this condition as soon as reasonably practicable. The above shall be implemented throughout the construction, re-instatement and de commissioning of the development hereby approved unless otherwise agreed in writing with the Council as Planning Authority. The CEMP shall contain a site-specific Construction Method Statement (CMS) which will provide concise details for the implementation of the CEMP for site operatives. Reason: In the interest of proper site management and to protect the amenity of the area. 32. As part of any Approval of Matters Specified by Condition (AMSC) application, a detailed Air Quality Assessment (AQA) must be prepared by a suitable qualified party and shall be submitted for the approval of the Council as Planning Authority. Thereafter the plan will be implemented in full accordance with the agreed scheme. Reason: To ensure a satisfactory standard of local environmental quality. 33 As part of any Approval of Matters Specified by Condition (AMSC) application, a detailed Noise Impact Assessment (NIA) must be prepared by a suitable qualified party and shall be submitted for the approval of the Council as Planning Authority. Thereafter the plan will be implemented in full accordance with the agreed scheme. Reason: To ensure a satisfactory standard of local environmental quality. 34 As part of any Approval of Matters Specified by Condition (AMSC) application, an evaluation for the potential of the site, relevant to that phase of the development, to be affected by contamination by a previous use has been undertaken and, as a minimum, a Preliminary Risk Assessment (Phase 1 Page 8 of 16 Desk Study) has been submitted for consideration and accepted by the Council as Planning Authority. If the preliminary risk assessment identifies the need for further assessment, an intrusive investigation shall be undertaken to identify:
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• the nature, extent, and type(s) of contamination on the site measures to treat/remove contamination to ensure the site is fit for the use proposed • measures to deal with contamination during construction works • condition of the site on completion of decontamination measures. Prior to the completion or bringing into use of any part of the development the measures to decontaminate the site shall be fully implemented in accordance with the scheme subsequently agreed by the Council as Planning Authority. Verification that the scheme has been fully implemented must also be submitted to the Council as Planning Authority. Reason: In order to deal with any potential contamination of the site as a result of its former use. 35. As part of any Approval of Matters Specified by Condition (AMSC) application sought under Condition 1 a detailed phased report setting out protection of key heritage assets and their settings shall be submitted to and approved by the Planning Authority in consultation with Perth and Kinross Heritage Trust (PKHT). Thereafter the agreed actions will be implemented in full accordance with the agreed scheme. Reason: The protection of key heritage assets. 36. No development shall take place within the development site until the developer has secured the implementation of a programme of archaeological works in accordance with a Written Scheme of Investigation which has been submitted by the applicant, relating to that phase of works, agreed by Perth and Kinross Heritage Trust, and approved by the Planning Authority. Thereafter the developer shall ensure that the programme of archaeological works is fully implemented and that all recording and recovery of archaeological resources within the development site is undertaken in line with the agreed measures. Reason: To safeguard archaeology in the area. 37. As part of any Approval of Matters Specified by Condition (AMSC) application, a scheme detailing the provision and timing of protective fencing shall be submitted to the Council for approval as Planning Authority, in consultation with Perth and Kinross Heritage Trust. Once approved, the fencing shall be erected around the historic battlefield area in a manner as approved and retained in accordance with the approved scheme. No works shall take place within the area inside that fencing without prior written agreement of the Council as Planning Authority in consultation with Perth and Kinross Heritage Trust. Reason: To ensure the preservation of the historic environment. 38. As part of any Approval of Matters Specified by Condition (AMSC) application sought under Condition 1 an Updated Battlefield Conservation Plan (BCP), if relevant to that phase of the development, shall be submitted for the approval of
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the Council as Planning Authority. Thereafter the agreed scheme will be implemented in full accordance with the agreed details. Reason: To ensure the preservation and enhancement of the historic environment. 39. As part of any application for the Approval of Matters Specified by Condition (AMSC) sought under Condition 1, a detailed landscaping and planting scheme for each phase shall be submitted for the approval of the Council as 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 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 maintained. Reason: To ensure a satisfactory standard of local environmental quality. 40. Prior to the occupation of the development or any phase of the development, whichever is the sooner, a landscape management plan, including long term design objectives, management responsibilities and maintenance schedules for all landscape areas (other than small privately-owned domestic gardens) shall be submitted to and agreed in writing by the Council as Planning Authority, for its approved use. The landscape management plan as agreed shall, where appropriate, include phased implementation concurrent with the development and shall be fully implemented in accordance with the agreed scheme. Reason: To ensure a satisfactory standard of development and environmental quality and to reserve the rights of the Planning Authority. 41. As part of any Approval of Matters Specified by Condition (AMSC) application, a 1:200 site plan, which identifies the Construction Exclusion Zone (CEZ), relevant to that phase of the development, shall be submitted for the written agreement of the Council as Planning Authority. This plan shall ensure all fencing adheres to BS 5837 2012: Trees in Relation to Design, Demolition and Construction are provided to demarcate the CEZ and protect trees. The CEZ as subsequently agreed shall be strictly adhered to during construction of the development. Reason: To ensure a satisfactory standard of development and environmental quality and to reserve the rights of the Planning Authority. 42. As part of any Approval of Matters Specified by Condition (AMSC) application, a Tree Protection Plan for all trees on site (other than those marked for felling), relevant to that phase of the development, and those which have Root Protection Areas which fall within the site shall be submitted for the written agreement of the
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Council as Planning Authority shall be retained and protected. Protection methods shall be strictly in accordance with BS 5837 2012: Trees in Relation to Design, Demolition and Construction. The Tree Protection Plan as subsequently agreed shall be strictly adhered to during construction of the development. Reason: To ensure a satisfactory standard of development and environmental quality and to reserve the rights of the Planning Authority. 43. As part of any Approval of Matters Specified by Condition (AMSC) application, details of the proposed boundary treatments relevant to that phase of the development, shall be submitted for the written agreement of the Council as Planning Authority. The scheme as subsequently agreed shall be implemented prior to the completion or bringing into use of the development, whichever is the earlier. Reason: To ensure a satisfactory standard of development and environmental quality and to reserve the rights of the Planning Authority. 44. The asserted right of way/core paths METH/121, METH/13, METH/131 and CTYS/112 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 continued public access to the public paths and in the interests of public safety within the site. 45. As part of any Approval of Matters Specified by Condition (AMSC) application, a phased management plan indicating any temporary diversions and signage needed to facilitate the development and/or any works proposed to the right of way/core path as part of the development shall be submitted for the agreement of the Council as Planning Authority. The plan as agreed shall be implemented in accordance with the timings identified in the plan. Reason: To ensure that public access is maintained at all reasonable times, to the local path network. 46. As part of any Approval of Matters Specified by Condition (AMSC) application, a phased Biodiversity Action Plan shall be submitted to and approved in writing by the Council as Planning Authority. Any action or mitigation incorporated within the approved Biodiversity Action Plan shall be implemented in accordance with the approved plan. Reason: To ensure a satisfactory standard of local environmental quality; to safeguard the welfare of any protected wildlife. 47. As part of any Approval of Matters Specified by Condition (AMSC) application, an updated Ecological Assessment including breeding birds, protected species and deer shall be submitted to and approved in writing by the Council as Planning
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Authority. The conclusions and recommended action points shall be fully adhered to, respected, and undertaken as part of the construction phase of development. Reason: To ensure a satisfactory standard of local environmental quality; to safeguard the welfare of any protected wildlife. 48. 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: To ensure a satisfactory standard of local environmental quality; to safeguard the welfare of any protected wildlife. 49. As part of any Approval of Matters Specified by Condition (AMSC) application, details of the location and specification of the swift brick(s) or swift nest box(s) shall be submitted for the written agreement of the Council as Planning Authority, if relevant to that phase of the development. Thereafter, the swift brick(s) or swift nest box(s) shall be installed in accordance with the agreed details prior to the occupation of the relevant residential unit. Reason: In the interests of protecting environmental quality and of biodiversity. 50. As part of any Approval of Matters Specified by Condition (AMSC) application, details of the location and specification of the bat brick(s) or bat nest box(s) shall be submitted and approved in writing by the Council as Planning Authority, if relevant to that phase of the development. Thereafter, the bat brick(s) or bat nest box(s) shall be installed in accordance with the agreed details prior to the occupation of the relevant residential unit. Reason: In the interests of protecting environmental quality and of biodiversity. 51. As part of any Approval of Matters Specified by Condition (AMSC) application, an Updated Flood Risk Assessment, shall be submitted for approval of the Council as Planning Authority, in consultation with SEPA where necessary. Thereafter the development shall be fully undertaken in accordance with the agreed Flood Risk Assessment. Reason: To reduce flood risk. 52. As part of any Approval of Matters Specified by Condition (AMSC) application, an updated Drainage Strategy including detailed sustainable urban drainage system (SUDS) shall been submitted for approval of the Council as Planning Authority, in consultation with SEPA where necessary. The strategy and scheme shall be developed in accordance with the technical guidance contained in The SUDS Manual (C753) and the Council's Flood Risk and Flood Risk Assessments
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Developer Guidance and shall incorporate source control. All works shall be carried out in accordance with the agreed scheme and be operational prior to the bringing into use of the development. Reason: To ensure the provision of provide effective drainage for the site. 53. Concurrent with the initiation of the phased development hereby approved and for the duration of construction, a temporary surface water treatment facility shall be implemented on site and maintained for the duration of the approved development works. The temporary surface water treatment facility shall remain in place until the permanent surface water drainage scheme is implemented unless otherwise agreed in writing by the Council as Planning Authority. Reason: To ensure the appropriate management of construction surface water run-off to minimise flooding and avoid discharge of sediment/pollution to the local water environment or neighbouring property, in the interests of residential and environmental amenity. 54. As part of any Approval of Matters Specified by Condition (AMSC) application, following consultation with SEPA and NatureScot a detailed Blue/Green Infrastructure Scheme, shall be submitted for approval of the Council as Planning Authority. All works shall be carried out in accordance with the agreed scheme and be operational prior to the bringing into use of the development. Reason: To ensure the provision of provide effective drainage for the site in line with Councils policies on good placemaking. 55. As part of any application for the Approval of Matters Specified by Condition (AMSC), an updated, detailed Energy Statement supporting a zero-carbon development shall be submitted for the written agreement of the Council as Planning Authority. The statement must include timescales for the provision of zero carbon developments within the site. The agreed energy measures and zero-carbon initiatives shall thereafter be implemented in accordance with the agreed details and timescales. Reason: To reduce reliance on fossil fuels and to deliver a zero-carbon development at Perth West. 56. Prior to the commencement of works on site, detailed drawings showing waste and recycling facility enclosures or waste and recycling facility storage areas and associated locations for bin presentation shall be submitted for the written agreement of the Council as Planning Authority. None of the commercial or residential units shall be occupied until the agreed scheme has been provided in full. Reason: In order to ensure adequate servicing facilities are provided. 57 Perth & Kinross direct that Section 59 of the Town and Country Planning (Scotland) Act 1997 applies as respects the Planning Permission in Principle (20/00667/IPM) with the substitution of the period of 5 years referred to Section59(2A) (a), with
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the period of 10 years. Reason: This is an application in principle for which, in view of the scale of the proposed development, this extended period is appropriate. 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. 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. Please send the required information to us at developmentmanagement@pkc.gov.uk. Please be aware that the Council has two months to consider the information (or four months in the case of a Major planning permission). You should therefore submit the required information more than two months (or four months) before your permission expires. We cannot guarantee that submissions made within two months (or four months) of the expiry date of your permission will be able to be dealt with before your permission lapses. 2. 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. 3. 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. 4. The applicant should be advised that in terms of Section 21 of the Roads (Scotland) Act 1984 they must obtain from the Council as Roads Authority consent to construct a new road prior to the commencement of roadworks. Advice on the disposal of surface water must be sought at the initial stages of design from Scottish Water and the Scottish Environment Protection Agency.
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5. The applicant should be advised that in terms of Section 56 of the Roads (Scotland) Act 1984 he must obtain from the Council as Roads Authority consent to open an existing road or footway prior to the commencement of works. Advice on the disposal of surface water must be sought at the initial stages of design from Scottish Water and the Scottish Environment Protection Agency. 6. The applicant is advised to refer to Perth & Kinross Council's Supplementary guidance on Flood Risk and Flood Risk Assessments 2014 as it contains advice relevant to your development. 7. For information, foul flows only will be allowed to discharge to the public system. The Developer should arrange to dispose of surface water privately, to the satisfaction of the statutory Drainage Authority. 8. The applicant should take note of the information and advice contained within the consultation response from Scottish Water. 9. The applicant is advised that the granting of planning permission does not guarantee a connection to Scottish Water's assets. The applicant must make a separate application to Scottish Water Planning & Development Services team for consent to connect to the public wastewater system and/or water network and all their requirements must be fully adhered to. 10. The granting of planning permission does not stop the continued right of public access along the existing core paths METH/121, METH/13, METH/131 and CTYS/112. An order under the Town and Country Planning (Scotland) Act 1997, Section 208 or an amendment of the Core Path Plan under the Land 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. 11. There is a Section 75 legal obligation associated with this planning permission, which relates to affordable housing provision (25%); primary education (provision of a new primary school); and transport infrastructure including public transport, open space, play areas, sports pitch provision, health care provision, maintenance and core path connections, and establishment of Project Design Team for any detailed applications. A copy is available to view on the Council's Public Access portal. Background Papers Letters of representation 0 Authors Name Designation Contact Details Alan Atkins Planning Officer (Major) 01738 475300 developmentmanagement@pkc.gov.uk
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Approved Name Designation Date Sean Panton Team Leader (Major Applications and Enforcement) 25 June 2026