19/01927/Mwm
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. 26/206) Proposal: Mineral extraction and processing including alterations to vehicular access, erection of ancillary buildings, landscaping, reinstatement and associated works (Phase 3) (in part retrospect) Location: Land south west of Arns Farm, Auchterarder Ref. No: 19/01927/MWM Ward No: P7 - Strathallan Summary This report recommends approval of the application for the cessation of mineral extraction and accelerated restoration of Craigrossie Quarry, as the revised proposals are considered to deliver a positive environmental outcome and an appropriate long- term restoration of the site. The proposals represent a material change from the previously approved scheme by bringing forward the cessation of quarrying activities and securing restoration within a significantly shorter timeframe. While the Development Plan, in particular Policy 49B of LDP2 and associated Supplementary Guidance, would normally require the provision of a financial restoration bond secured through a legal agreement, this has not been achievable despite prolonged efforts over a period exceeding six years. In these specific and exceptional circumstances, it is considered that strict adherence to this requirement would continue to delay or prevent restoration rather than secure it. Accordingly, the recommendation represents a departure from the usual policy requirement for a financial bond, however this is justified on a pragmatic basis given the scale and viability of the operation and the need to secure a deliverable restoration outcome. It is therefore considered that, on balance, the proposed approach of securing restoration through planning conditions, including a defined programme for cessation of quarry operations, represents the most effective and proportionate solution. The application is therefore recommended for approval, subject to conditions. Background and Description of Proposal 1 Craigrossie Quarry has been the subject of a long‑standing discussions between the Council and applicant regarding the issuing of a decision associated to this
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application, this relating to the securing of a financial bond should the proposed restoration after quarrying not take place. This bond requirement in line with the relevant policies and guidance and as per the decision taken at the Planning and Placemaking Committee in March 2020, where Members resolved to approve the proposal subject to conditions and the conclusion of a Section 75 Legal Agreement, including provision of a financial restoration bond. However, since then, for a number of reasons it has not been possible to conclude that agreement or secure such a bond, and the application has therefore remained formally undetermined. 2 This report relates to updated restoration proposals, which represent a material change to that previously reported. The previous proposal presented to Committee in 2020 sought to regularise ongoing extraction and facilitate further quarry expansion, including sandstone extraction and a long-term phased restoration extending to 2033. Now, the revised strategy involves the cessation of all mineral extraction activities and the implementation of an accelerated restoration programme. 3 The submitted information confirms that restoration phases are to be brought forward, with the site now proposed to be fully restored by circa (c.)2027. The updated phasing schedule shows that areas previously identified for continued extraction are now to be restored without further working, while existing infrastructure, including the quarry compound, is to be removed as part of early closure works. The accompanying restoration masterplan sets out the regrading of the site to a more natural landform, incorporating meadow grassland, woodland planting and wetland areas, and establishes a coherent framework for the long-term restoration and after-use of the quarry. 4 By way of context, the site extends to c.21.77 hectares and lies between Aberuthven and Auchterarder, to the south of the A9, with some intervening woodland and north of the Stirling to Perth rail line. To the west is the B8062, from which access is taken, whilst east is some agricultural land and a further area of woodland. It has for many years operated as by a small-scale sand and gravel quarry, comprising a compound area, processing plant, silt ponds, access tracks and areas of previously worked or partially restored land. The wider setting sits low within a wider rural landscape. 5 A separate planning application (ref. 26/00045/FLL) for a gun dog training facility (“Dog Ranch”) is reported elsewhere on the Agenda of this Committee. While clearly related, each application requires to be considered on its own merits. However, the proposals are intrinsically linked in that the cessation of quarrying and delivery of restoration provides the context for the proposed new use, which is intended to occupy part of the restored site rather than operate alongside active extraction. For clarity, the applicant for this proposal, Mr John Lockett, is the same as the applicant when the application was originally reported to Committee in March 2020. However, the site is currently under contract to the operator of Mor Dor Gundogs (the applicant for the aforementioned gun dog ranch), who intends to purchase the entire quarry site subject to obtaining
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planning permission. Subject to obtaining planning permission, the intention would be for the restoration works to be tendered to a competent contractor. 6 This report therefore focuses on the acceptability of the revised restoration strategy and its environmental implications, noting that: • quarry operations are proposed to cease; • restoration is to be accelerated; and • the Dog Ranch proposal represents a separate, though related, development within the restored landscape. 7 The acceptability of the restoration proposals under this application must be considered separately and independently from the associated gun dog facility application, and does not predetermine its outcome, nor vice versa. 8 Nevertheless, the two proposals are interrelated, and when viewed together they present an opportunity to resolve the long-standing unresolved regulatory planning position at Craigrossie Quarry, by securing both a deliverable restoration strategy and a viable future use for the restored site. Site History 9 08/00423/FUL Full Planning Permission was approved on 21 July 2009 for the re-alignment of a farm access road and second phase of sand and gravel extraction. 10 08/00428/MW Mineral Works application was approved on 21 July 2009 for the re-alignment of a farm access road and second phase of small scale sand and gravel extraction. 11 18/00009/PAN on 14 August 2018 a Proposal of Application Notice PoAN was submitted for a Phase 3 of small scale minerals extraction and processing activities (in part retrospect), including reinstatement, restoration, landscaping, processing building and ancillary accommodation, access and associated works – the intended approach to consultation was accepted. 12 18/01423/SCRN On 14 August 2018 Perth and Kinross Council issued Screening Opinion advising that proposals for a Phase 3 of minerals extraction. and processing activities did not constitute EIA development. 13 26/00045/FLL An application for Full Planning Permission for the Change of use of quarry to gun dog training centre, erection of kennels, veterinary practice , reception building, indoor arena, maintenance buildings, staff and student accommodation, installation of PV and ASHP and associated works – Pending Consideration and also presented for determination at this Committee. Environmental Impact Assessment 14 A screening exercise (ref:18/01423/SCRN) was undertaken by the Planning Authority in September 2018 in accordance with the EIA (Scotland) Regulations
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2017 which concluded that this development, whilst falling under Schedule 2 (3) of the above regulations relating to extractive industry, the development was unlikely to result in significant environmental effects. The Opinion concluded that the proposal was not EIA development. Waste Management Regulations 2010 15 The Management of Extractive Waste (Scotland) Regulations 2010 remain the relevant regulatory framework for mineral developments and associated waste. However, the revised proposals differ from the previously assessed scheme in that no further mineral extraction is proposed, and the site is to move directly into the restoration phase. 16 As such, the generation and ongoing management of extractive waste associated with active quarrying will no longer occur. Instead, existing materials on site will be utilised as part of the restoration process, including regrading and infilling works. These activities are considered to fall within normal site restoration operations and do not give rise to the need for a formal extractive waste management plan as previously envisaged. 17 Notwithstanding this, all works must be undertaken in accordance with relevant environmental controls, including measures to ensure the stability of placed material and to prevent pollution. These matters can be appropriately regulated through recommended planning conditions and separate environmental legislation where relevant. Pre-Application Consultation 18 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. The content of the Proposal of Application Notice (PoAN) (18/00009/PAN) was approved in August 2018 and a public consultation was held at Aberuthven Village Hall on Tuesday 21 August 2018. Given that the application has effectively been under consideration since its submission in November 2019 no additional or refreshed public consultation is considered to be required. 19 Public comment during the PAC process, as outlined in the PAC Report, related to: • Use of heavy traffic between the A824 and the B8062 and potential requirement for road improvements. 20 The PoAN was reported to the Planning and Development Management Committee for comment on 26 September 2018 (Report: 18/299). Members noted the report and made no further comments.
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Development Plan 21 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 22 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 peoples lives by making sustainable, liveable and productive spaces. NPF4 has an increased status over previous NPFs and comprises part of the statutory development plan. 23 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 9: Brownfield, Vacant and Derelict Land and Empty Buildings • Policy 13: Sustainable Transport • Policy 20: Blue and Green Infrastructure • Policy 22: Flood Risk and Water Management • Policy 26: Business and Industry • Policy 29: Rural Development • Policy 33: Minerals Perth and Kinross Local Development Plan 2019 24 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. 25 The principal relevant policies are, in summary; • Policy 1A: Placemaking • Policy 1B: Placemaking • Policy 5: Infrastructure Contributions • Policy 8: Rural Business and Diversification • Policy 15: Public Access • Policy 26A: Scheduled Monuments and Archaeology: Scheduled Monuments
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• Policy 26B: Scheduled Monuments and Archaeology: Archaeology • Policy 36A: Waste Management Infrastructure: Existing Waste Management Infrastructure • Policy 36B: Waste Management Infrastructure: New Waste Management Infrastructure • Policy 38A: Environment and Conservation: International Nature Conservation Sites • Policy 38B: Environment and Conservation: National Designations • Policy 38C: Environment and Conservation: Local Designations • Policy 39: Landscape • Policy 40B: Forestry, Woodland and Trees: Trees, Woodland and Development • Policy 41: Biodiversity • Policy 49A: Minerals and Other Activities - Supply: Extraction • Policy 49B: Minerals and Other Activities - Supply: Restoration • Policy 52: New Development and Flooding • 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 Statutory Supplementary Guidance 26 • Supplementary Guidance - Air Quality (adopted in 2020) • Supplementary Guidance - Airfield Safeguarding (adopted in 2020) • Supplementary Guidance - Delivering Zero Waste (adopted in 2020) • Supplementary Guidance - Financial Guarantees for Minerals (adopted in 2021) • 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 - Housing in the Countryside (adopted in 2020) • Supplementary Guidance - Landscape (adopted in 2020) • Supplementary Guidance - Placemaking (adopted in 2020) Other Material Considerations PKC Non Statutory Guidance 27 • Planning Guidance - Planning & Biodiversity • Supplementary Guidance - Renewable & Low Carbon Energy (draft)
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National Guidance 28 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. National Roads Development Guide 2014 29 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. Others 30 Tayside Landscape Character Assessment (TLCA) Consultations 31 The consultation responses summarised below relate to the original application proposals as submitted and considered by Committee in March 2020. Given that the revised submission solely relates to the cessation of mineral extraction and the acceleration of the previously approved restoration programme, and does not introduce new built development or materially increase the scope of environmental effects, it was not considered necessary to undertake a further round of consultation. The amendments are considered to represent a reduction in operational impacts and a progression towards site restoration, rather than anything which would require further consultation. 32 As part of the planning application process the following bodies were consulted: External 33 Nature Scot - No Objection. Advised of standing advice on protected species and to consider need for species licenses. 34 Historic Environment Scotland - No objection. Advised of proximity to three Scheduled Monuments. 35 Transport Scotland - No objection and did not advise against approval of the proposed development. 36 Auchterarder and District Community Council - No objection. 37 Network Rail - No objections, advisory notes recommended relating to the safety of the railway. 38 Scottish Water - No objection. Comment provided on drinking water protected areas (DWPA) but advised that development is a sufficient distance from the
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intake and is therefore considered to be low risk. Also advised that they will not accept surface water connections into their combined sewers. 39 Scottish Environment Protection Agency - No objection, subject to submission of a Water Management Plan. Reference also made to their regulatory requirements. 40 Perth and Kinross Heritage Trust - No objection Internal 41 Transportation and Development - No objection. Previously advised that an upgraded site access junction and creation of run off areas were required, when proposal involved ongoing extraction, but this is now not considered to be necessary given changes to proposals. Conditions recommended regarding control of traffic through site and traffic management. 42 Environmental Health (Noise Odour) - No objection, confirmed previously that the proposed quarry operational/working hours were acceptable and that the submitted Noise Assessment and Vibration Report demonstrated that impacts on nearby receptors would be minimal. The Operational Environmental Management Plan was also considered acceptable, with appropriate mitigation measures identified in relation to noise, dust and lighting, to be secured by condition. EH have not been re‑consulted on the revised proposals; however, given the nature of the changes the previous conclusions remain applicable, and the same recommendations and conditions are considered appropriate. 43 Community Greenspace - No objection. 45 Biodiversity Officer - No objection. Advise the supporting Ecological Appraisal shows no evidence of badger, bats, otter or red squirrel on site. Note that sand martin nesting sites are protected and maintained. Also that Non-Native Species Control Plan should be submitted. Finally that the mitigation measures listed in the Operational Environmental Management Plan (OEMP) should be adhered to in full with particular regard to protecting sand martin and limiting light spill into woodland areas. Conditions are recommended to ensure this. Representations 44 No representations have been received. Additional Statements Screening Opinion Undertaken EIA not required Environmental Impact Assessment (EIA): Environmental Report Not required Appropriate Assessment under Habitats Regulations Habitats Regulations Appraisal completed AA not required
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Design Statement or Design and Access Statement Submitted Report on Impact or Potential Impact eg Flood Risk Assessment Environmental Appraisal Submitted which includes – Phasing Programme • Landscape and Visual Assessment • Ecological Appraisal • Noise Impact Assessment • Geo – Environmental Assessment • Draft Operational Environmental Management Plan • Flood Risk Assessment • Transport Statement Appraisal 45 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 46 It is important to note that application ref. 19/01927/MWM was previously reported to the Planning and Placemaking Committee in March 2020 with a recommendation of approval for mineral extraction and subsequent restoration of the site. That recommendation was agreed by the Committee, subject to conditions and the conclusion of a legal agreement. In this context, the principle of the development—including both extraction and the requirement for comprehensive restoration—has already been established and endorsed. Accordingly, it is not considered necessary to revisit the principle of the development as part of the current assessment. Instead, the focus of this report is on the material changes now proposed, namely the cessation of extraction and the introduction of an accelerated restoration programme, and whether these revisions represent an acceptable and deliverable solution for the site. Landscape and Visual Impact 47 National and local policy seeks to protect and enhance landscape character and visual amenity. In this regard, NPF4 Policies 4 (Natural Places), 6 (Forestry, Woodland and Trees) are of particular relevance, requiring development to
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protect, restore and enhance landscape features, strengthen nature networks and deliver positive outcomes for biodiversity and green infrastructure. 48 At a local level, Policies 1A and 1B of LDP2 remain relevant in assessing whether development integrates appropriately with its surroundings and respects landscape character and important views. 49 The current proposals differ significantly from the previously assessed scheme in that they no longer seek to extend mineral extraction operations. Instead, the focus is on stopping quarrying and restoration of the site. As such, the assessment of landscape and visual effects is primarily concerned with the short-term restoration phase and the long-term restored landscape, rather than prolonged operational impacts. 50 The site lies within the Broad Valley Lowlands Landscape Character Area, as defined in the Tayside Landscape Character Assessment (TLCA), which identifies the historical influence of mineral extraction but emphasises the importance of restoring a landscape structure characterised by woodland, hedgerows, field patterns and integrated water features. 51 The revised restoration proposals seek to regrade the site and deliver a predominantly meadow grassland landscape with integrated woodland planting and wetland features, reflecting the surrounding landscape character. Existing woodland is retained and supplemented with additional native tree planting, to reinforce landscape structure and soften the edges of the restored landform. 52 The proposals also include the reshaping and retention of existing settlement ponds to create a series of more naturalistic waterbodies and wetland habitats, together with opportunities to safeguard and enhance ecological features such as sand martin nesting areas. The removal of quarry infrastructure, including the compound, processing buildings and haul roads, is a key component of the restoration strategy, with these elements either removed or integrated into a network of informal paths within the restored landscape. This is the same detailed physical restoration which was accepted by Committee in March 2020, albeit now accelerated. 53 In landscape and visual terms, the site remains well contained by existing topography and established woodland belts, particularly to the north and west. As previously identified, views into the site are generally limited, with the primary receptors being from elevated positions to the south, including the railway corridor and more distant viewpoints. The revised proposals would, over time, reduce the visual impact of the site through restoration and re-naturalisation of the worked landform. 54 In contrast to the previously proposed long-term extraction phases, the revised scheme significantly reduces both the duration and extent of potential adverse landscape effects, with restoration brought forward and delivered over a shorter timeframe. The final restored landform remains consistent with that accepted in 2020, with the same detailed sectional drawings now proposed for approval. As
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such, the end-state landscape is unchanged in design intent but delivered sooner, resulting in a landscape that is considered to better align with the underlying character of the area and the objectives of the Tayside Landscape Character Assessment (TLCA). 55 Overall, the revised restoration proposals are considered to represent a positive landscape outcome, restoring the site to a more natural and integrated rural landscape, as was originally envisioned. The proposals accord with the aims of NPF4 in delivering nature-based solutions, enhancing green infrastructure and improving landscape quality, and are consistent with the requirements of LDP2 Policies 1A and 1B. Restoration and Aftercare 56 An updated site-wide restoration strategy has been submitted which replaces the previously proposed long-term extraction-led programme. The revised approach being stopping quarrying operations and an accelerated delivery of restoration, rather than altering the ultimate restoration objective. Importantly, the overall restoration concept, final landform and finished site levels remain consistent with those previously accepted in 2020. 57 The restoration proposals include the removal of quarry infrastructure, with these areas recontoured and reintegrated into the wider landscape. Existing waterbodies are to be reshaped to more natural profiles, and additional native planting will reinforce landscape structure and biodiversity. The use of on-site materials in the regrading process will create a landform which reflects the surrounding landscape character. 58 The revised restoration framework also recognises that part of the restored site may be utilised for the proposed Dog Ranch development, the acceptability of which is being considered separately under application ref. 26/00045/FLL. The restoration proposals have therefore been designed to provide a suitable and integrated landscape setting for this potential future use, while ensuring that the overall restoration objectives for the quarry are achieved. 59 A condition (Condition 14) is recommended to ensure that the restoration and aftercare are implemented in accordance with the approved plans and revised phasing programme, thereby securing delivery of the agreed restoration outcome within a significantly shorter timeframe and ensuring a satisfactory long-term position in terms of landscape character, visual amenity and environmental quality. Ecology 60 Taking account of the submitted ecological information and the revised restoration-led nature of the proposals, the development is not expected to give rise to any significant adverse effects on protected species or valued habitats, subject to appropriate mitigation and best practice measures secured by condition. The proposals will result in the restoration of the site to a more natural
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and diverse landscape incorporating woodland, meadow and wetland habitats, thereby delivering biodiversity enhancements in line with the objectives of NPF4 Policies 3 and 4. On this basis, the proposals are considered acceptable in ecological terms. Trees 61 Relevant policy is set out in NPF4 Policy 6 (Forestry, Woodland and Trees), which seeks to protect existing woodland, expand tree cover and strengthen connectivity, alongside LDP2 Policies 40A and 40B. The site is currently well screened by established woodland belts, which are to be retained in full as part of the revised proposals. No tree felling is required in association with the updated restoration strategy. 62 The revised restoration framework integrates new native tree and woodland planting as a key component of the overall landscape strategy, with additional planting proposed to reinforce boundaries, soften restored landforms and enhance biodiversity. As such, the proposals not only safeguard existing tree resources but also provide opportunities for woodland expansion and ecological enhancement. 63 On this basis, the proposals are considered to accord with the objectives of NPF4 Policy 6 and LDP2 Policies 40A and 40B. Traffic and Transport 64 The relevant policy framework is provided by NPF4 Policy 13 (Sustainable Transport), which requires development to minimise the need to travel, reduce reliance on unsustainable transport modes and ensure that proposals do not have an unacceptable impact on the transport network or road safety. At a local level, Policy T60B of LDP2 requires a full assessment of impacts on road safety and accessibility. 65 The revised proposals differ significantly from the previously assessed scheme in that they no longer involve continued or expanded mineral extraction. Instead, the proposals provide for the cessation of quarry operations and an accelerated restoration of the site, resulting in the removal of HGV movements associated with mineral export over time. 66 As such, the previously anticipated traffic generation associated with ongoing sand and gravel and sandstone extraction is no longer applicable. Whilst there may be limited short-term traffic associated with restoration activities, including the potential import of materials where necessary, these impacts are temporary in nature and can be appropriately managed through condition. 67 Traffic associated with the proposed “Dog Ranch” development is considered separately under application ref. 26/00045/FLL and does not form part of the assessment of this application.
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68 Overall, given the cessation of mineral operations and the temporary nature of any restoration-related traffic, the proposals are not expected to give rise to any significant adverse impacts on the local road network and the previously recommended conditions regarding the upgrade of the access are not considered to be necessary. Subject to appropriate controls, the proposal is considered to accord with NPF4 Policy 13 and LDP2 Policy 60B. Impact on Water Environment 69 The relevant policy framework is set out in NPF4 Policy 22 (Flood Risk and Water Management) and Policy 5 (Soils), together with LDP2 Policies 53B and 53C, which require development to incorporate appropriate drainage and safeguard the water environment. Surface Water 70 The principal surface water features associated with the site are the Ruthven Water and the Pairney Burn, both of which have been identified as having a “High” Water Framework Directive (WFD) status. 71 A number of existing ponds and minor watercourses are present within the site, some of which ultimately connect to the Ruthven Water via an unnamed tributary. As previously identified, there is potential for indirect hydrological connectivity between the site and surrounding watercourses. 72 The revised proposals differ significantly from the previously assessed scheme in that they no longer include ongoing or expanded mineral extraction. Instead, they focus on the cessation of quarrying and the accelerated restoration of the site, including the reshaping and retention of existing ponds as naturalised water features within the restored landscape. 73 As a result, the risk of pollution associated with active extraction, processing and long-term stockpiling activities is substantially reduced. The restoration proposals are expected to improve the overall condition of the site through regrading, stabilisation of bare ground, and the establishment of vegetation cover, thereby reducing sediment runoff and improving water quality over time. 74 Notwithstanding this, short-term risks associated with restoration works, including earth movement and potential import of materials, remain. These can be appropriately managed through a detailed Water Management Plan, secured by condition (Condition 2), incorporating SEPA requirements and pollution prevention measures to protect downstream watercourses. Any discharges or abstractions will continue to require appropriate authorisation under the Water Environment (Controlled Activities) (Scotland) Regulations (CAR). Groundwater 75 The site lies within the Crieff and Path of Condie groundwater bodies, both of which hold a High WFD classification. Under the revised proposals, there is no
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longer any requirement for deep quarrying or potential dewatering associated with sandstone extraction, thereby reducing the potential for groundwater interaction or disturbance. 76 The restoration-led approach is therefore considered to present a reduced risk to groundwater, with the stabilisation of ground conditions and re-establishment of vegetation expected to provide long-term environmental benefits. Drinking Water Supply 77 Scottish Water has advised that the site lies within a drinking water catchment area but given the scale of the catchment and distance from abstraction points, the risk is considered low. This position remains unchanged under the revised proposals. Water Environment Conclusion 78 Overall, the cessation of mineral extraction and the implementation of an accelerated restoration strategy significantly reduces the potential for adverse impacts on the water environment. Subject to appropriate safeguards during the restoration phase, the proposals are not expected to adversely affect surface water or groundwater quality and will support long-term environmental improvement. 79 On this basis, the proposals are considered to accord with the objectives of NPF4 Policy 22 and LDP2 Policies 53B and 53C. Flooding 80 The relevant policy framework is set out in NPF4 Policy 22 (Flood Risk and Water Management), which seeks to avoid development in areas at risk of flooding and to ensure that proposals do not increase flood risk elsewhere, alongside LDP2 Policy 52. 81 SEPA flood mapping identifies an area of surface water flooding to the south of the railway line, outwith the site, and limited areas of surface water risk within associated with existing ponds and low-lying quarry workings. A Flood Risk Assessment previously submitted concluded that there would be no increase in flood risk as a result of the quarrying development then proposed. 82 As discussed the revised proposals differ, including the reprofiling of land levels and the retention and enhancement of ponds and wetland features. These measures are expected to improve drainage characteristics, reduce exposed and disturbed ground, and promote more natural water management across the site. 83 No new built development is proposed as part of the restoration strategy, and the proposals are not considered to introduce any additional flood risk on or off
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site. Instead, the restoration works are likely to provide a neutral or beneficial effect in terms of surface water management. 84 Subject to the implementation of appropriate surface water management measures secured by condition (Condition 2), the proposals are considered to comply with the requirements of NPF4 Policy 22 and LDP2 Policy 52. Residential Amenity 85 The relevant policy framework is set out in NPF4 Policy 23 (Health and Safety), which seeks to ensure that new development does not give rise to unacceptable impacts on residential amenity, including noise, dust, vibration and light pollution, alongside LDP2 Policies 55 and 56. Noise 86 Given the revised proposals, the long-term sources of operational noise associated with mineral working will be removed. 87 Noise impacts will therefore be limited to the short-term restoration phase, including plant and machinery associated with earthworks. These impacts are temporary in nature and can be appropriately controlled through conditions, including restrictions on hours of operation and adherence to an updated Operational Environmental Management Plan (OEMP) (Condition 4). 88 Environmental Health has previously confirmed that noise levels associated with the existing site are acceptable, and no complaints have been recorded. Given the reduced scale and duration of activity under the revised proposals, no significant adverse noise impacts are anticipated. Vibration 89 With the removal of ongoing extraction activities, including any requirement for intensive operations, the potential for vibration impacts is further reduced. Any minor vibration associated with restoration works is temporary and not expected to affect nearby sensitive receptors. Air Quality and Dust 90 The cessation of mineral extraction will significantly reduce the potential for dust generation compared to the previously assessed scheme. While some dust may arise during restoration works, these impacts are short-term and can be effectively mitigated through standard best practice measures secured within the OEMP (Condition 4). Lighting 91 No permanent operational lighting is proposed as part of the restoration strategy. Any temporary lighting associated with restoration works will be limited
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in duration and controlled to minimise light spill. Given the existing screening and rural context, no significant impacts on residential amenity are anticipated (Conditions 4 and 16). Residential Amenity Conclusion 92 Overall, the revised proposals are expected to result in an improved amenity outcome over the longer term, through the removal of quarrying activity and restoration of the site to a more natural landscape. Subject to appropriate conditions (Conditions 4, 7, 8, 9, 10, 12, 13, 15 and 16) controlling the restoration phase, the proposals are considered to comply with the requirements of NPF4 Policy 23 and LDP2 Policies 55 and 56, and are acceptable in terms of residential amenity. Socio-Economic Benefits 93 The relevant policy context is provided by NPF4 Policy 26 (Business and Industry), which supports sustainable economic activity and diversification, particularly in rural areas. 94 The revised proposals represent a significant shift from the previously assessed scheme, moving away from mineral extraction to restoration of the site. As such, while the existing quarry has historically provided local economic benefits through employment and the supply of materials to the construction industry, these benefits will reduce over time as operations cease. 95 Notwithstanding this, the accelerated restoration of the site provides an opportunity to secure a long-term beneficial future use, improving environmental quality and enabling alternative forms of rural economic activity. In this regard, the restoration proposals support a transition from extractive industry to a more sustainable land use, with potential economic benefits linked to environmental enhancement and the proposed Dog Ranch development considered separately under application ref. 26/00045/FLL. 96 On balance, the proposals are considered to accord with the broad objectives of NPF4 in supporting sustainable rural economic transition and diversification, and are acceptable in socio-economic terms. Quarry Cessation 97 The principle of mineral extraction and its cessation must be considered against the relevant provisions of LDP2, in particular Policies 49A and 49B, and NPF4 Policy 33: Minerals which together seek to ensure that mineral workings are properly restored in a timely and effective manner to an appropriate after-use. While the revised proposals involve the cessation of quarrying activity, which would result in the loss of an established mineral operation, they importantly provide a deliverable and secured restoration solution for the site. This is a significant material consideration given that an acceptable restoration scheme has not been achievable for a number of years. In this context, the proposals
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positively align with the objectives of both LDP2 and NPF4 in securing the restoration and aftercare of mineral sites and are therefore considered to represent an appropriate and beneficial outcome for the long-term management of Craigrossie Quarry. Section 75 Legal Agreement and Financial Bond 98 The proposal requires to be considered in the context of Policies 49A and 49B of LDP2, Policy 33 of NPF4, and the Council’s Supplementary Guidance on Financial Guarantees for Minerals, all of which seek to ensure the satisfactory restoration of mineral sites through appropriate financial safeguards. Members will recall that the previous “minded to grant” position for this application was expressly subject to the conclusion of a Section 75 Agreement and the provision of a financial restoration bond. However, owing to the limited scale of the quarrying activity ongoing at any one time and the constrained financial position of the applicant, it has proven difficult to secure such a bond, resulting in the application remaining undetermined for over six years. While the Supplementary Guidance anticipates that a bond and legal agreement will normally be required to guarantee restoration, the prolonged period since the earlier resolution has demonstrated that securing these mechanisms in this instance is unlikely to be achieved. This reflects the nature of the site as a relatively small-scale, low- output quarry with limited profitability, where the cost of obtaining a bond is disproportionate and has prevented meaningful progress. In these particular circumstances, there is a genuine risk that adherence to the standard policy approach would continue to delay or frustrate restoration rather than secure it. Accordingly, having regard to the specific circumstances outlined above, including the protracted but unsuccessful efforts to secure a bond and legal agreement, it is considered appropriate in this instance to depart from the requirements of Policy 49B and the associated Supplementary Guidance. On an exceptional and justified basis, it is considered both reasonable and pragmatic to advance the application without the provision of a financial guarantee, with restoration instead secured through appropriately worded planning conditions. This approach is considered to represent the most proportionate and effective means of ensuring that restoration is ultimately delivered in the context of this site. Conditions 99 The conditions recommended broadly reflect those originally set out at the time of the Committee’s resolution in March 2020; however, they have been updated to reflect the material change in circumstances now proposed, namely the cessation of mineral extraction and the delivery of an accelerated restoration of the site. A condition is also recommended (condition 18) requiring the submission of a detailed programme for the cessation of quarry operations, to ensure that there is a clearly agreed timescale and structured approach to the permanent cessation of mineral extraction. This will provide certainty that extraction activity is brought to an end within an appropriate and controlled timeframe, ensuring that the primary purpose of granting planning permission is to secure the timely restoration of the site. In particular, conditions have been
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refocused to regulate restoration activity and associated environmental effects, rather than ongoing quarry operations. While a number of conditions were previously recommended in relation to upgrading the site access to accommodate anticipated levels of quarry-related traffic, it is no longer considered proportionate to impose these requirements given that mineral extraction will cease and associated heavy goods vehicle movements will be significantly reduced, particularly in the longer term. Planning Obligations and Legal Agreements 100 None required. Direction By Scottish Ministers 101 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 102 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. Within 6 months of the date of this decision, a detailed Water Management Plan shall be submitted to and approved in writing by the Planning Authority in consultation with SEPA. The Plan shall include full details of surface water management during restoration works, including earthworks and any stockpiling of soils, and shall include details of silt management devices, cut-off drains,
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drainage arrangements and any abstractions. The approved details shall be implemented in full during the restoration of the site. Reason: To ensure adequate management of water on site. 3. Within 6 months of the date of this decision notice, an Invasive Non-Native Species Control Plan shall be submitted to and approved in writing by the Planning Authority. The approved measures shall be implemented in full during restoration works. Reason: In the interests of protecting environmental quality and of biodiversity. 4. Prior to the commencement of restoration works, an updated Operational Environmental Management Plan (OEMP) shall be submitted to and subsequently approved in writing by the Planning Authority. The OEMP shall include mitigation measures to control noise, dust, vibration, and lighting associated with restoration activities and shall be implemented in full throughout the restoration period. The finalised OEMP can be based upon the draft OEMP (Appendix G of the Environmental Appraisal) submitted with the application. The OEMP is a live document which shall be updated to reflect changing site conditions as restoration works progress on site. The OEMP, as approved, shall be strictly adhered until the site is fully restored in accordance with the approved restoration plans. Reason: In the interests of neighbouring recreational and residential amenity; to ensure a satisfactory standard of local environmental quality is maintained. 5. The conclusions and recommended action points within the supporting biodiversity survey (19/01927/28) submitted and hereby approved shall be fully adhered to, respected and undertaken as part of the restoration works. 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). 6. Measures to protect animals from being trapped in open excavations and/or pipe and culverts shall be implemented for the duration of the restoration works. 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 150mm 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. 7. Noise from any plant and machinery associated with the development shall be controlled such that it does not exceed 55dBLAeq, 1 hour (free field) at 3.5m from the façade of noise sensitive properties (except during temporary operations as referred to in condition 8.
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Reason: In the interests of residential amenity; to ensure a satisfactory standard of local environmental quality. 8. To allow for temporary operations such as soil stripping, removing soil heaps, creating earth bunds, crushing operations and restoration, noise levels measured at 3.5m from the façade of any noise sensitive dwelling shall not exceed 70dB LAeq, 1 hour (free field) for more than 8 weeks in any one year. Perth and Kinross Council, Environmental Health and all neighbouring noise sensitive dwellings should be advised in advance of the activities detailing the timings, actual activities to be undertaken and any additional noise mitigation measures. Reason: In the interests of residential amenity; to ensure a satisfactory standard of local environmental quality. 9. The hours of operation shall be limited to Monday to Friday 08:00 to 18:00 hours and 08:00 to 13:00 Saturdays. No workings permitted on Sundays. Reason: In the interests of residential amenity; to ensure a satisfactory standard of local environmental quality. 10. All vehicles, plant and machinery shall operate only during the permitted hours of operation and shall always be silenced in accordance with the manufacturer's recommendations and so operated as to minimise noisy emissions. The Council as Planning Authority reserves the right to insist on any reasonable additional measures to further minimise noise emissions, should it prove expedient to do so. Reason: In the interests of residential amenity; to ensure a satisfactory standard of local environmental quality. 11. The existing dry wheel bath on site shall be retained for the duration of the restoration and until all restoration works have been completed in accordance with the approved plans and shall be utilised at all times. The dry wheel bath shall be supplemented by a road brush as required. Reason: To ensure the public road is kept clear of debris from the site. 12. 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: In the interests of residential amenity; to ensure a satisfactory standard of local environmental quality. 13. No blasting shall take place on the site at any time. Reason: In the interests of residential amenity; to ensure a satisfactory standard of local environmental quality.
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14. The restoration and aftercare of the site shall be carried out in accordance with the approved restoration plans and phasing programme. Reason: In order to ensure the development proceeds in accordance with the approved plans and documents and to serve the rights of the Council as Planning Authority. 15. If, in the opinion of the Planning Authority, the development gives rise to justified complaints relating to noise, dust or other environmental effects, the applicant shall, at their own expense, undertake monitoring by suitably qualified and experienced consultants. The scope and methodology of such monitoring shall be agreed in advance with the Planning Authority. The results of the monitoring shall be submitted to the Planning Authority, and any mitigation or remedial measures identified shall thereafter be implemented in full, unless otherwise agreed in writing by the Planning Authority. Reason: In the interests of residential amenity; to ensure a satisfactory standard of local environmental quality. 16. All external lighting shall be sufficiently screened and aligned 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. 17. Should any external materials be required for site restoration a detailed Traffic Management Plan (TMP) shall be submitted to and approved in writing by the Planning Authority in consultation with the Roads Authority prior to commencement of that phase of restoration. The TMP shall detail the number of HGV movements required for bringing additional materials into the site to complete the restoration phase. The Traffic Management Plan (TMP) 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; (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;
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(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) 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 TMP as approved shall be strictly adhered to during the entire site construction programme. Reason: To ensure adequate controls are put in place should there be a significant uplift in HGV movements to the site as a result of the restoration process. 18. Within 3 months of the date of this decision, a detailed programme for the permanent cessation of quarry operations, including clear timescales and phasing, shall be submitted to and approved in writing by the Planning Authority. Thereafter, the permanent cessation of quarry operations shall be carried out strictly in accordance with the approved cessation document. Reason: To ensure that mineral extraction is brought to an end in the interests of environmental protection and to facilitate the appropriate restoration of the site in accordance with Policies 49A and 49B of LDP2, Policy 33 of NPF4, and the Council’s Supplementary Guidance on Financial Guarantees for Minerals. 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. 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
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Planning (Scotland) Act 1997 (as amended) to give the planning authority written notice of that position. Please use the form attached herewith. 2. 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 38 of the Development Management Procedure (Scotland) Regulations 2008.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 38 the notice must be: • Displayed in a prominent place at or in the vicinity of the site of the development. • Readily available to the public • Printed on durable material. 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 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. 5. The applicant should be aware of the advice contained within SEPA's consultation response dated 28 January relating to pollution prevention control and the potential requirement for CAR Authorisation and should make contact with SEPA's regulatory team to discuss these matters. 6. The application should be aware of the guidance contained within Scottish Water's consultation response dated 16th December 2019 relating to Drinking Water Protected Areas. 7. Cranes and jibbed machines, used in connection with the works, must be so positioned that the jib or any suspended load does not swing over railway infrastructure or within 3 metres of the nearest rail if the boundary is closer than 3 metres. 8. All cranes, machinery and constructional plant must be so positioned and used to prevent the accidental entry onto railway property of such plant, or loads attached thereto, in the event of failure.
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9. Only inert spoil shall be used as the backfill material. In the event that biodegradable waste is imported to the site, Network Rail will hold the operator responsible for the escape of hazardous landfill gas or leachate which may affect railway operations or the safety of the public. 10. The applicant is reminded that there remains a duty to comply with other regulatory requirements, including the Water Environment (Controlled Activities) (Scotland) Regulations 2011 (as amended), the Waste Management Licensing (Scotland) Regulations 2011 and the Pollution Prevention and Control (Scotland) Regulations 2012. These regimes operate separately from planning control and may require separate consents or authorisations in relation to restoration works and any associated site activities. The applicant is advised to liaise with SEPA as appropriate to ensure all relevant regulatory requirements are met. Background Papers Letters of representation 0 Authors Name Designation Contact Details John Williamson Planning Officer 01738 475300 developmentmanagement@pkc.gov.uk Approved Name Designation Date Kristian Smith Service Manager 23 June 2026